A rent increase often lands as a short email, a WhatsApp message, or a note pushed through the door saying the rent will go up next month. In many UK households it arrives alongside a hint that the landlord has “no choice” because of mortgage rates, or that the tenant should agree quickly to avoid the property being re-advertised. Typical patterns include a jump that feels out of step with similar local rents, a demand for backdated rent, or a request to start paying the higher amount before any paperwork is signed.
It can also show up as a change to how rent is paid: the landlord asks for a new standing order amount, or the letting agent updates the online portal and treats it as done. Tenants often only realise something is off when they ask for the legal basis and get vague replies like “it’s in the contract” without a clear clause, or they are told the increase is “standard” without any notice period.
Check the tenancy type first
Find the agreement
Start by locating the tenancy agreement and any renewal paperwork. Most private renters in England and Wales are on an assured shorthold tenancy (AST), but the rules differ if the tenancy is periodic (rolling) or still within a fixed term.
Confirm fixed or rolling
During a fixed term, rent usually cannot be increased unless the tenant agrees or the contract has a clear rent review clause that sets out when and how increases happen. On a periodic tenancy, a landlord can propose an increase, but the route used matters for whether it is enforceable.
Note the nation
Housing law differs across the UK. Scotland has different notice and rent increase rules, and Wales has its own framework. If the property is in Northern Ireland, the process and notice requirements also differ. The steps below focus on common England/Wales situations, but the evidence-gathering and “don’t agree by accident” points apply everywhere.
Common causes of disputes
Relying on informal messages
The most common trigger is an informal request treated as a decision. A landlord can ask, but an increase is not automatically binding just because it was sent in a message or added to a portal.
Using the wrong route
Where a landlord wants to impose an increase on a periodic tenancy, the usual formal route in England is a Section 13 notice (Form 4). Disputes often arise when a landlord tries to skip this and simply demands a higher payment.
Confusing renewal with increase
Letting agents sometimes present a “renewal” that includes a higher rent and imply it must be signed. A renewal is a new agreement. If it is not signed, the tenancy often continues as periodic on the existing terms (depending on the original contract).
Market comparisons not matching
Many increases are justified as “market rent”, but the comparable properties used are not truly comparable (different size, condition, parking, bills included, or location). In practice, disputes frequently settle once proper like-for-like comparisons are gathered.
Pressure around arrears
Sometimes the increase is tied to a threat: pay the new amount or be treated as in arrears. This can create a risk of accidental arrears if the tenant pays part of the increase without agreeing terms, or if the landlord allocates payments in a way that makes the account look short.
Step-by-step checks and fixes
Read the rent clause
Look for a rent review clause. A workable clause usually says when increases can happen (for example, annually), how notice is given, and how the new rent is calculated (for example, linked to an index or “open market rent” with a process). If the clause is vague or missing, the landlord normally needs agreement (fixed term) or a formal notice route (periodic).
Check the notice period
For a periodic tenancy in England, a Section 13 rent increase notice generally needs at least one month’s notice (or longer if rent is paid less frequently). If the notice is shorter, incorrectly dated, or not on the correct form, it may be challengeable. If the tenancy is still in a fixed term, a Section 13 notice is usually not valid unless the contract allows it.
Ask for the legal basis
Reply in writing and ask which route is being used: contract rent review clause, a new fixed-term agreement, or a Section 13 notice. Ask for a copy of any notice and the date it was served. Keep the tone neutral and factual.
Gather local comparables
Collect 3–6 adverts or listings for similar properties nearby (same number of bedrooms, similar condition, similar transport links, and whether bills are included). Save screenshots with dates and URLs. In UK cases, this evidence often shifts the discussion from “it’s market rate” to a more realistic figure.
Do not agree by accident
If the increase is disputed, avoid confirming acceptance in writing. Paying the higher rent can sometimes be treated as acceptance, especially if it continues for a while without protest. If payment must be made to avoid conflict, it is common to pay the existing rent and clearly state in writing that the proposed increase is not accepted pending proper notice or agreement.
Check how payments are applied
Ask for a rent statement showing how each payment has been allocated. If the landlord or agent is treating the account as short because the increase was not paid, request that the account is shown at the contractual rent until a valid increase takes effect. If there is already a payment arrangement in place for any arrears, keep it stable; missed arrangements can escalate quickly (see Payment plan broken — consequences).
Negotiate with a counter-offer
Where the increase is lawful but unaffordable, a counter-offer often works better than a flat refusal. Use the comparables and propose a figure, a delayed start date, or a shorter increase with a review later. In many UK tenancies, landlords accept a smaller rise to avoid void periods and re-letting costs.
Challenge a formal notice
If a Section 13 notice is served in England and the proposed rent is above market level, it can usually be referred to the First-tier Tribunal (Property Chamber) before the new rent start date. The tribunal can set the market rent. Keep the notice, proof of service, and the comparables bundle ready.
What happens if it’s ignored
Arrears can be alleged
If the landlord treats the increase as active and the tenant keeps paying the old rent, the landlord may claim arrears. Even where the increase route is flawed, the admin trail can become messy and stressful, particularly if an agent’s system automatically flags “late” payments.
Renewal options shrink
Where a fixed term is ending, refusing a proposed increase can lead to the landlord declining to renew. In practice, many tenancies simply roll on, but some landlords move towards possession routes instead of negotiating.
References may be affected
Letting references sometimes mention “rent disputes” or “arrears” without context. Keeping a clear written record that the increase was disputed due to process, not non-payment, can help later.
When to escalate properly
Use written complaints
If a letting agent is involved, use their formal complaints process and ask for a final response. Request copies of the tenancy agreement, any rent review clause relied on, the notice served, and the rent statement. Keep everything in one email thread where possible.
Prepare an evidence pack
Useful items typically include: the tenancy agreement and any renewals, the landlord/agent messages about the increase, the proposed start date, proof of rent payments, a rent statement, comparable listings, and photos showing condition issues that affect value (damp, broken heating, poor insulation). In UK disputes, condition evidence often matters because “market rent” assumes a reasonably maintained home.
Get advice early
If there is uncertainty about the correct notice route or tribunal deadlines, get independent advice quickly. Citizens Advice can help with tenancy rights and next steps, and GOV.UK guidance is useful for checking the formal routes and forms.
FAQ
Can rent go up mid fixed-term?
Usually only if the tenant agrees, or if the contract has a clear rent review clause that allows it. Without that, the rent normally stays the same until the fixed term ends.
Is a text message enough?
A message can be a request, but it is not automatically a valid rent increase. For a periodic tenancy in England, a formal Section 13 notice is the usual route if the tenant does not agree.
What if the landlord says “pay…
A landlord can propose a new rent for a renewal, but eviction has its own legal process and timelines. Keep communications in writing and avoid confirming acceptance of an increase that is still disputed.
Should the higher rent be paid…
Paying the higher amount can be treated as acceptance if it continues without challenge. If paying anything other than the contractual rent, put the position in writing immediately and get advice on the risk for the specific tenancy type.
Can the increase be backdated?
Backdating is uncommon unless the tenant clearly agreed earlier. A formal notice sets a start date; it does not usually create backdated liability.
Before you move on
Save the tenancy agreement, the exact rent increase message or notice, and a screenshot of the current rent payment setup, then send one calm email asking which legal route is being used and what date the increase is meant to start.
If you felt pushed to accept quickly or told there was no time, that’s often a sign the process wasn’t handled properly.
Get help with the next step
If the paperwork or notice route still looks unclear, submit the key details and documents via https://ukfixguide.com/contact/ for help setting out a practical response and evidence checklist.
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