With the Renters’ Rights reforms now in motion, rent increases are under more scrutiny than ever.
Section 13 notices remain the legal route for increasing rent in periodic tenancies, but the rules around fairness, evidence and process are tightening.
If you’re planning a rent review after 1 May 2026, this is one area where getting it wrong can cost you time, income and credibility.
Here’s what landlords need to know and how to stay on the right side of the rules.
What Is a Section 13 Notice?
A Section 13 notice is the formal legal mechanism landlords use to propose a rent increase for a periodic tenancy in England.
It allows you to suggest a new rent, provided that:
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The increase reflects current market rent
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The correct notice period is given
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The notice is served properly and fairly
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The tenant has the right to challenge the increase
What’s changing isn’t the existence of Section 13 it’s how closely increases will be examined if challenged.
What’s Changing Under the New Rules?
Under the Renters’ Rights framework, rent increases must now be clearly justified.
If a tenant challenges your proposed rent at tribunal, you’ll be expected to show:
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Comparable local rental evidence
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A clear explanation of why the increase is reasonable
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That the increase is not excessive or retaliatory
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That the correct legal process was followed exactly
Put simply:
“Because other landlords are charging more” is no longer enough.
How Often Can Rent Be Increased?
A Section 13 notice can usually only be used once every 12 months for a tenancy.
You must also give the tenant at least two months’ notice before the new rent is due to start.
If the tenant believes the increase is unfair, they can refer it to tribunal and that’s where preparation matters.
Why Evidence Now Matters More Than Ever
This is the key shift landlords need to understand.
If your rent increase is challenged, you may be asked to provide:
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Comparable properties in the same location
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Evidence of recent lets at similar prices
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Details of property condition and improvements
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Local market trends and demand data
Without this, a tribunal can reduce or reject the increase altogether.
As Lisa Bailey explains:
“Rent increases aren’t being banned but they are being tested more rigorously. The landlords who succeed are the ones who can clearly show how they arrived at the figure, not just what they want to charge.”
Common Mistakes We’re Already Seeing
Landlords often fall into trouble by:
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Using online listings instead of actual achieved rents
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Applying blanket increases across a portfolio
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Serving notices incorrectly
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Failing to keep records of market evidence
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Increasing rent without explaining the rationale to the tenant
These mistakes don’t just weaken your position they can damage tenant relationships and delay income.
How Personal Economy Lettings Can Support You
This is where professional support makes a real difference.
Because of the data collation, market analysis and audit trail now required, Section 13 rent reviews have become a specialist compliance task not just an administration job.
We can support landlords by:
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Assessing whether a rent increase is justified
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Compiling local market evidence and comparables
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Advising on a defensible rent figure
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Preparing and serving the Section 13 notice correctly
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Keeping a clear paper trail in case of challenge
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Advising on tenant communication and risk
This service can be offered as a standalone compliance add-on, or included within our managed and advisory services.
Our View: Fair, Defensible and Sustainable Increases
We’re clear on this point.
Rent increases should be:
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Fair
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Evidence-based
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Legally robust
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Sustainable for the long term
Handled properly, Section 13 remains a legitimate and effective tool.
Handled badly, it can quickly become a dispute.
Need Help Reviewing a Rent Increase?
If you’re considering a rent review and want to be confident it’s lawful, justified and defensible, we’re here to help.
We’ll look at the data, the market and the process and tell you, straight, whether it stacks up.
Get in touch with Personal Economy Lettings to discuss Section 13 support and compliance-led rent reviews.
https://personaleconomypartners.com/landing/book-a-clarity-call
