UK Renters Gain New Protections: Landlords Barred from Using Rent Review Clauses

Big news for UK renters. From May 1, 2026, landlords can no longer use rent review clauses to hike rents. They must now follow a specific legal process. This change aims to prevent unfair rent hikes and backdoor evictions. Tenants can challenge proposed increases if they seem too high.

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The United Kingdom has passed the Renters Right Act, and starting May 1, 2026, the first phase of this Act is already effective. This means landlords and tenants must adhere to certain rules, including an information sheet, grounds for tenant eviction, and formalities for rent increase, among others.

Rent review clauses cannot be used for new rent increases after May 1, 2026

The British government mentioned in the website that while there may be terms in your rent agreement which allows the landlord to raise the rent, after May 1, these are not applicable.

The British government said: "Your tenancy agreement may contain rent review clauses. These are terms in the agreement that allow the landlord to increase the rent. Rent review clauses cannot be used for new rent increases after 1 May 2026."

Rents can only be increased by following the Section 13 process

If you have a rent review clause in your current tenancy agreement, it will not apply after this date. Instead, landlords are required to use the procedure outlined in Section 13 of the Housing Act 1988 for any rent increases.

The British government said on its website: "This means they can only increase the rent once per year. They will need to give you written notice of the proposed rent increase at least 2 months before that increase would take effect, using a form called Form 4A."

Also any rent increase must be no higher than the open market rent.

Moreover, if tenants think that the proposed increase is above market rate, they can challenge it at the First-tier Tribunal.

A landlord must use the section 13 process to propose a new rent. A rent increase clause in the tenancy agreement cannot be used as a substitute for that statutory process.

Sameer Tapia, Founder and Senior Partner, ALMT Legal Advocates & Solicitors Mumbai India in his personal opinion says that the amended Section 13 route requires the landlord to serve the prescribed notice, now Form 4A, proposing the new rent. Government guidance states that the landlord must give at least two months’ written notice and that rent increases under this route are limited to once per year. If the tenant considers the proposed rent to exceed the open market rent, the tenant may refer the matter to the First-tier Tribunal, which determines the rent under the statutory scheme.

Tapi says that the policy purpose is to replace private contractual rent escalation clauses with a transparent statutory process. Before the reforms, section 13 had a more limited role because assured periodic tenancies with binding contractual rent review provisions could fall outside the section 13 procedure . The Renters’ Rights Act reverses that position: the statutory process is now the operative route and contractual provisions that attempt to increase rent outside it are ineffective.

According to Tapia, a tenancy agreement may still state the initial rent. It may also contain wording explaining that future rent increases will be dealt with under section 13 of the Housing Act 1988. What it cannot do is contain a self-executing rent increase clause that itself changes the rent after 1 May 2026. For example, a clause saying “the rent shall increase by 3% each year” will not be enforceable as a rent increase mechanism after commencement.

Will a landlord be able to increase rents in the new system?

The government does not support the introduction of rent controls, and nothing in the Act restricts landlords raising rents in line with market prices.

In the new system, rent increases in the private rented sector will be made via the statutory 'Section 13' process, as amended by the Act. This requires a landlord to fill up a simple form, which will be published on GOV.UK, and serve this on the tenant.

Once the form is served, the landlord will not have to take further action. If the tenant accepts the proposed rent increase, they simply need to pay the new amount on the next rent day.

A tenant can dispute the increase by applying to the First-tier Tribunal, if they think it is above market rate. This must be before the starting date of the proposed new rent and tenants should notify their landlord that they are doing so. The Act makes changes to the Tribunal system to help tenants to challenge unreasonable rent increases.

Landlords for social rented tenants who meet the definition of "relevant low-cost tenancies" (as defined in the Act) will retain the current mechanisms for increasing rent. This includes increasing the rent at any point in the first 52 weeks of a tenancy and using review clauses within a tenancy to increase the rent, as they can at present.

Landlords can't use rent increases as a backdoor means to evict tenants

The British government pointed out on its website that in line with the government manifesto, they will empower private rented sector tenants to challenge unreasonable rent increases.

The British government said: "This will prevent unscrupulous landlords using rent increases as a backdoor means of eviction, while ensuring rents can be increased to reflect market rates."

The British government also said that to ensure tenants always have a right of appeal, and prevent backdoor evictions, rent increases by any other means, such as rent review clauses, will not be permitted. This will also ensure all parties are clearer on their rights and responsibilities.

The British government said that landlords will be able to raise rents once per year to the market rate, the price they would get if the property was newly advertised to let.

The British government said: "To do this, they will need to serve a simple 'Section 13' notice, setting out the new rent and giving at least 2 months' notice of it taking effect." In future, all rent increases in the private rented sector will be made using the same process.

Tenants never pay more than what the landlord asked for

The British government said that if a tenant believes the proposed rent increase exceeds market rate, they can challenge this at the First-tier Tribunal, which will determine what the market rent should be.

The British government also said that they will reform the way the Tribunal works to ensure tenants feel confident about challenging poor practice and enforcing their rights.

Currently, tenants face the risk that the Tribunal may increase rent beyond what the landlord initially proposed. The British government said they will end this practice, so that tenants never pay more than what the landlord asked for.

The British government also said that they will end the practice of backdating rent increases with the new rent instead of applying from the date of the Tribunal determination to ensure tenants are not unexpectedly thrust into debt.

Also, in cases of undue hardship, the British government would give the Tribunal the power to defer rent increases by up to a further 2 months.