In recent years, we’ve seen steep rent rises across the UK. That might mean you'll be paying more rent if you have to move. But there are also rules around how and when your rent can go up during a tenancy.
To make sure you know what steps to take, we've put together a guide to answer the most common questions about rent increases in Scotland, England and Wales.
When can my landlord increase my rent?
England
Under the Renters’ Rights Act, from May 1st 2026, rent can only be increased once per year (and must not exceed market rates), and your landlord must give you 2 months’ notice.
Wales
If your contract started before 1 December 2022, your landlord must give you a section 123 notice in order to increase your rent.
Fixed term contract
- Your landlord can only increase your rent at the end of the fixed term - if you agree
- Your new rent must be included in your new written statement or your landlord will need to tell you about the new rent amount before you sign the written statement
Periodic standard contract
- Your landlord can increase your rent once a year. If they do, they have to give you 2 months’ notice
If your contract started after 1 December 2022:
Fixed term contract
- Your landlord can’t increase your rent during the fixed term unless you agree.
- If you agree, your landlord must send you a new written statement within 14 days and it must include the new rent.
Periodic standard contract
- Your landlord can increase your rent once a year and must still give you at least 2 months’ notice for a rent increase
- It’s rare and unlikely that you can challenge it. Talk to an adviser to see if it is possible
Scotland
Private Tenancy
- Your landlord can increase the rent any time in the first year of your tenancy. After that, they can only increase it once every 12 months providing they give a minimum of 3 months’ notice
Assured or Shorthold Tenancy
- Your landlord cannot increase the rent during your fixed term unless it states so within your tenancy agreement or your landlord issues you an AT2 form (which they can only do once per year)
How much can my rent go up by?
England
Under the Renters’ Rights Act, rents can only be increased once per year, any increase cannot exceed the market rate.
Wales
If you have an assured or shorthold tenancy, there’s no limit to how much your rent can be increased by - unless there’s a clause in your contract that states otherwise.
Scotland
Scotland recently had rent caps for people who rent privately or have an assured or shorthold tenancy, but the ruling expired on 31 March 2024, so no longer applies.
What can I do if my landlord puts my rent up?
England
Under the Renters’ Rights Act, if a tenant believes the increase is above market rates, they can refer it to the First-tier Tribunal. If this happens:
- Unlike the old system, the new rent only starts from the next payment date after the Tribunal's decision. This means landlords cannot claim "back-rent" for the months the case was being heard.
- The Tribunal will determine the "market rent." Importantly, they cannot set the rent higher than what you originally proposed.
In rare cases, the Tribunal can delay the start of the new rent by an additional two months if it causes "undue hardship" to the tenant.
Wales
You can only challenge a rent increase if the following is true:
- Your contract started before 1st December 2022
- Your landlord gave you valid notice under Section 123
- The increase is unreasonable (e.g. your home needs repairs that your landlord has refused)
- You haven't paid the increased amount
If any of the above apply, you are within your rights to negotiate and challenge your landlord. If this isn't successful, you can ask a tribunal to decide for you (it’s free!). However, you must apply before the date your proposed rent increase is due to start.
The tribunal is made up of 2-3 professionals who will decide if your rent increase is fair. If they do decide it’s fair, you’ll have to pay that amount. If they decide it isn’t, your rent won’t be increased.
Scotland
If a rent increase of a private tenancy is too high, you can apply to a rent officer to make it more affordable. You must do this within 21 days of getting the notice.
In an assured/shorthold tenancy, if your rent is increased according to your contract, you can try to negotiate a smaller amount. Make sure to get any agreements in writing. However, if your rent is increased using an AT2 form, you can apply to a tribunal to make the increase more affordable.