Section 13 Rent Increases Are Changing - Why Evidence Matters More Than Ever

From 1 May 2026, Section 13 becomes the formal route for rent increases in England’s private rented sector. Landlords will only be able to increase rent once every 12 months, must give at least two months’ notice, and the proposed rent must not be higher than the open market rent. Tenants will also have the right to challenge an increase at the First-tier Tribunal if they believe it goes above market level.

For landlords, that means rent reviews now need a more structured and evidence-based approach. This is no longer just about choosing a figure that feels reasonable. It is about being able to justify that figure clearly and professionally.

What is changing?

Under the new rules, landlords must use the Section 13 process to increase rent. Rent review clauses can no longer be used for new rent increases after 1 May 2026, and the increase must be served using Form 4A with the correct notice period.

In practical terms, that means:

• rent can only be increased once a year
• landlords must give tenants at least two months’ notice
• the proposed rent must reflect what the property would achieve on the open market
• tenants can challenge the increase if they believe it is above market rate.

Why evidence matters more now

The key phrase in the new system is market rent.

That means landlords need to be able to show that the proposed increase is based on real local evidence, not guesswork. Comparable properties, current asking rents, property condition, location and specification all matter.

Even where a rent increase is justified, weak evidence or poor communication can make the process far more difficult than it needs to be. A calm, well-supported approach gives landlords a much stronger position and helps reduce the risk of dispute.

What landlords should be doing now

A good rent review should now include:

• a clear look at similar local properties
• a realistic view of the property’s condition and presentation
• careful checking of timing and notice requirements
• a professional explanation of why the increase is fair in the current market.

This is where many self-managing landlords may need a bit more support, especially as the rules become more formal.

How Personal Economy Lettings can help

At Personal Economy Lettings, we help landlords take a practical, evidence-based approach to rent reviews.

Through our Lettings PA service, we can support with:

• market-based rent review guidance
• comparable local evidence
• compliant Section 13 processes
• clearer landlord and tenant communication
• practical support that helps reduce avoidable disputes.

As landlords ourselves, we understand that rent reviews need to be handled properly. You want to protect your income, stay compliant and keep things professional. That is exactly where the right support makes a difference.

A word from Lisa Bailey

“Landlords will need more than instinct when reviewing rent under the new Section 13 rules. They will need a clear process, realistic market evidence and the confidence that everything has been handled properly. That is where we can help.”

Final thought

The new Section 13 rules do not stop landlords from reviewing rent. But they do make it much more important to do it carefully, fairly and with the right evidence behind it. The government’s guidance is clear that increases must follow the Section 13 process, be limited to once a year, and reflect the open market rent.

For landlords, this is really about being prepared.

And for those who want support without handing over full management, our Lettings PA service is designed to help you stay informed, organised and compliant.

Need support with rent reviews or Section 13 notices?
Get in touch with Personal Economy Lettings to find out how our Lettings PA service can help.