Rent Increases After the Renters’ Rights Act What Landlords Need to Know in 2026

Since the Renters’ Rights Act came into force on 1 May 2026, landlords across England are now operating under a very different framework when it comes to rent increases.

While landlords can still review rents in line with the market, the process is now far more structured with a greater emphasis on fairness, evidence and proper procedure.

For self-managing landlords especially, understanding the new rules is essential. A poorly handled increase could now lead to disputes, tribunal challenges, or compliance issues that simply weren’t as common before.

According to guidance from the leading professional body for property, Propertymark, rent increases under assured tenancies now require a much more evidence-led approach.

What Changed on 1 May 2026?

One of the biggest changes introduced by the Renters’ Rights Act is the move away from traditional fixed-term Assured Shorthold Tenancies toward periodic tenancies as standard.

As a result, landlords now increase rent using the formal Section 13 process rather than relying on renewal negotiations at the end of a fixed term.

Under the new framework:

• Rent increases are limited to once every 12 months
• Landlords must provide the correct statutory notice
• Proposed rents must reflect the current market rate
• Tenants have stronger rights to challenge increases through a tribunal

In simple terms, landlords now need to be able to justify any increase properly.

Why Supporting Evidence Matters More Than Ever

The days of increasing rent based purely on rising mortgage costs or “what feels right” are effectively over.

If a tenant disputes an increase, a tribunal will look at whether the proposed rent genuinely reflects the local market.

That means landlords should now keep evidence such as:

• Comparable rental listings nearby
• Recent agreed rents for similar properties
• Evidence of upgrades or refurbishment works
• Local supply and demand trends
• Professional rental valuations
• Records showing improvements in property condition or management

Good documentation is becoming a key part of modern property management.

The Reality for Landlords in Bristol, Bath and South Gloucestershire

Across Bristol, Bath and South Gloucestershire, rental demand remains relatively strong. However, affordability pressures are also increasing for many tenants.

That creates a balancing act for landlords:

• Keeping pace with the market
• Protecting long-term rental income
• Retaining good tenants
• Avoiding unnecessary voids or disputes

A realistic increase supported by evidence is far more likely to succeed than a sharp rise with little explanation behind it.

Communication Is Now Part of Compliance

One of the biggest shifts we’re seeing is that communication matters just as much as the numbers themselves.

Tenants are more aware of their rights and landlords who explain increases clearly - with transparency and supporting information - are far more likely to maintain positive relationships.

At Personal Economy Lettings, we believe professional communication protects both the tenancy and the investment.

As Lisa Bailey explains:

“The Renters’ Rights Act has raised expectations across the sector. Landlords who stay organised, communicate properly and keep evidence of market rents will be in a much stronger position moving forward.”

What Landlords Should Be Doing Now

If you haven’t already updated your processes since the legislation came into effect, now is the time.

We’d recommend landlords:

• Reviewing current rental values carefully
• Keeping evidence of comparable rents
• Documenting any property improvements
• Ensuring tenancy paperwork is fully compliant
• Planning rent reviews strategically
• Using the correct Section 13 process where required

Being proactive now can prevent costly problems later.

Final Thoughts

The Renters’ Rights Act has changed the way rent increases work in England.

For professional landlords, the new system isn’t necessarily a barrier, but it does require better preparation, clearer communication and stronger supporting evidence than before.

The landlords who adapt early will be in the best position to protect their income while maintaining positive, long-term tenancies.

Rent increases with the required supporting evidence are available as part of our Lettings PA service, helping self-managing landlords stay compliant, informed and confident under the new rules.

If you’d like support reviewing your rents, preparing evidence packs, or handling compliant tenant communication, contact Personal Economy Lettings.