Renters' Rights Act: the rent-setting rules you must follow

Rent-setting for landlords in England changed permanently on 1 May 2026. The Renters' Rights Act 2025 replaced the old tenancy framework and introduced a new process for rent increases that many landlords are only now realising applies to them. Industry training sessions on the new rules are heavily attended - which suggests the compliance gap is real.

What changed on 1 May 2026

The Act abolished assured shorthold tenancies (the old standard tenancy type used in England since 1988) from 1 May 2026. Every private rented tenancy in England now defaults to a periodic tenancy (one that rolls on from period to period with no fixed end date).

That change removed the most common route landlords used to raise rents. Under the old regime, a landlord could offer a new tenancy at a higher rate when a fixed term ended. That option no longer exists.

Now, landlords must use a Section 13 notice (the formal document required to propose a rent increase under the Renters' Rights Act 2025) for any increase. The notice must give the tenant at least two months' warning. And rent can only increase once every 12 months per tenancy.

Tenants also have a new right to request a change to their rent payment date - an administrative process landlords and agents need a procedure to handle.

Why the First-tier Tribunal is the real risk

Landlords who set rents without evidence face a specific danger at the First-tier Tribunal (the court that handles landlord and tenant disputes in England). When a tenant challenges a proposed rent increase, the Tribunal sets the rent at market rate - what comparable properties in the same area are letting for. It cannot set the rent higher than the landlord proposed, but it can set it lower.

In practice, this means a landlord who proposes a rent the Tribunal considers above market rate will have it reduced - not just blocked. That is worse than a failed review.

The industry is catching up. An industry webinar provider recently hosted a session with independent consultant David d'Orton-Gibson (Property Industry Eye, 24 June 2026). The session covered how to evidence comparable rents, handle payment date requests, and build records that hold up to scrutiny. A property portal spokesman said the Act had "changed how rents are set, reviewed and managed" and that agents needed to feel confident working within the new requirements.

What to do before your next rent review

The deadline you need to know: act before your next rent increase falls due. Once a Section 13 notice is issued and a tenant refers it to the Tribunal, it is too late to build your evidence file.

Consider three steps now. First, build a market rent file for each property. Pull comparable active listings, note agreed rents on similar nearby properties, and date everything. Second, review your notice procedures. A Section 13 notice must use the prescribed form and give at least two months' notice - an invalid notice means starting again. Third, establish a process for tenant requests to change payment dates. A clear written record protects you if a dispute arises later.

Property Filter's free resources hub covers the Renters' Rights Act in full. Use the stress test calculator to assess whether your current rent remains viable under the new rules. For documentation, procedures and record-keeping, the business and systems hub is a useful reference. Broader regulatory impact on property investment strategy is also worth reviewing.

Key takeaways

• From 1 May 2026, all rent increases in England require a Section 13 notice with at least 2 months' notice

• Rents can increase once every 12 months per tenancy - no more (Renters' Rights Act 2025)

• If challenged at the First-tier Tribunal, the Tribunal can set your rent lower than you proposed - not just block it

• Landlords must evidence market rent with comparable lettings data or face Tribunal exposure

• Tenants can now request a change to their rent payment date - you must have a formal process for this