Reply in writing today, ask for the rent increase proposal in the correct format, and confirm the disrepair report is still open. If nothing is done, the increase is often treated as accepted and the landlord may start arrears action when the old rent is paid. Keep paying the current rent on time while the position is clarified, unless a formal notice changes the due amount. If the increase looks like pressure after reporting repairs, start a dated paper trail and prepare to challenge it through the official route.
Many UK tenants see a rent rise suggested soon after reporting damp, leaks, heating faults, or safety issues, especially when the landlord is slow to fix them. The key is separating a casual request from a valid rent increase notice, and keeping the repair complaint moving at the same time. A calm, organised response usually prevents the situation turning into a dispute about arrears rather than the original problems.
What the problem is
A rent increase proposed after reporting problems usually appears once a tenant has already raised repairs and is waiting for action, or has chased a partial response that does not fix the issue. It often lands as a text message, email, or a short letter saying the rent will go up from a certain date, sometimes with a comment about “market rates” or “costs”. In UK renting, this tends to affect tenants who have been in the property for a while on a periodic tenancy, or those approaching renewal where the landlord wants a new agreement signed.
The timing is what makes it feel unfair: the tenant has flagged disrepair, the landlord has not completed the work, and then the rent rise appears. This stage is commonly after the first complaint and before any formal escalation, when the tenant is still trying to get access arranged, quotes approved, or contractors booked. The practical problem is that the tenant now has two live issues that can get tangled: the condition of the home and the rent demand.
Why this happens
In many UK cases, the rent increase is driven by a mix of cost pressure and leverage. Landlords may be facing higher mortgage payments, insurance, or service charges, and use a rent review moment to pass that on. When repairs are reported, some landlords also become more alert to the cost of keeping the property compliant and decide the rent needs to rise to justify the spend, or they decide the tenancy is becoming “high effort”.
Another common driver is process: letting agents often run rent reviews on a schedule, and the review can land even while repairs are unresolved. Where the landlord is annoyed by repeated chasing, the rent rise can be used as a nudge to stop complaints, or to encourage the tenant to move out without a direct confrontation. A typical organisational response pattern is that the agent replies quickly about rent but slowly about repairs, with different staff handling each.
There is also a practical incentive around paperwork. A casual message about a rent rise can test whether the tenant will simply start paying more, avoiding the need for a formal notice or negotiation. If the tenant pushes back, the landlord may then switch to the official route, or offer a “renewal” with a higher rent and a promise to fix issues later.
Your rights in practice
The strongest practical position comes from keeping the rent and the repairs as separate tracks. Paying the current rent on time protects against easy claims of arrears, while written repair reporting protects against later arguments that the landlord “didn’t know”. A rent increase is not automatically valid just because it is proposed; in practice it usually needs to be done in the correct way for the tenancy type, and it must give proper notice.
What tends to work is a firm written reply that asks for the increase to be served correctly and that confirms the repair issues remain outstanding, with dates and reference numbers. This does two things: it stops informal pressure from becoming the new normal, and it shows the tenant is acting reasonably. If the landlord tries to link repairs to acceptance of a higher rent, it helps to state clearly that access will be provided and repairs should proceed regardless of rent discussions.
Negotiation can be effective when it is framed around outcomes. Tenants often get better results by proposing either a smaller increase after repairs are completed, or a review date once the property is back in good condition. Where the increase looks like retaliation, the practical leverage is the paper trail and the ability to challenge a formal notice through the official process rather than arguing over texts.
Official basis in UK
For many private renters on a periodic assured tenancy in England, the usual formal route for a rent increase is a Section 13 notice. In practice, this matters because a landlord cannot rely on an informal message if the tenant does not agree; they normally need to serve the correct notice with the required notice period and wording. If a valid Section 13 notice is served and the tenant thinks the rent is above the market level, the tenant can challenge it by applying to the First-tier Tribunal (Property Chamber) within the time limit stated on the notice, and the tribunal will decide the rent based on comparable local rents and the property’s condition.
GOV.UK explains how rent increases work for assured tenancies and how a Section 13 notice is used in practice, including the need for the correct notice and the option to challenge through the tribunal: GOV.UK rent increase guidance.
Evidence that matters
Evidence is mainly about timing, condition, and what was actually proposed. Keep everything that shows when the problems were reported, what the landlord or agent said, and what has (or has not) been done. If the rent increase arrives by text or phone call, follow up with an email that repeats the key points and asks for confirmation, so there is a dated record.
Photos and videos help most when they show the problem clearly and include context, such as a wide shot of the room and a close-up of damage. For heating or hot water problems, notes of dates and times when it failed are useful, as are screenshots of messages arranging access. If contractors attended, keep appointment confirmations and any notes left behind.
Do not stop paying rent to “force” repairs, and do not agree to a new rent in a hurry just to get the landlord talking again. Also avoid making allegations that cannot be backed up; keep wording factual and focused on what is needed next.
Checklist of what to collect:
- Copies of all repair reports, with dates and the method used (portal, email, text).
- Photos or videos showing the issues and any worsening over time.
- The rent increase proposal exactly as received, including the date and any attachments.
- Proof of rent payments for the last few months (bank screenshots or statements).
Three common mistakes seen in UK cases are paying the higher rent once “to keep things calm”, arguing only by phone with no written follow-up, and refusing access for repairs because of anger about the rent rise.
One thing not to do yet is sign a new fixed-term agreement with the higher rent until the increase has been checked for validity and the repair plan is clear in writing.
Steps to take next
Send written reply
Reply in writing the same day if possible. Ask whether the landlord is proposing a new fixed-term agreement or serving a formal rent increase notice for a periodic tenancy, and request that any increase is issued through the official process for the tenancy type. Confirm the current rent will continue to be paid on time unless and until a valid notice takes effect, and restate the outstanding repair issues with dates and requested completion timescales.
Keep rent steady
Continue paying the current rent on the usual due date. If a valid formal notice later takes effect and is not being challenged, the new rent should be paid from the effective date to avoid arrears. If the increase is being challenged through the official route, keep clear records of what is paid and why, and avoid partial payments that create confusion.
Push repairs forward
Keep the repair complaint moving with practical steps: offer reasonable access windows, ask for contractor dates, and request confirmation of what work will be done. If the issues affect health or safety, state the impact in plain terms (for example, no heating, persistent damp smell, water ingress) and ask for an urgent appointment. Where the landlord says the tenant must “accept the new rent first”, reply that repairs are a separate obligation and access will be provided.
Use official notice
If the landlord wants to increase rent on a periodic tenancy, the correct approach is usually a formal notice rather than a casual message. The official notice is normally provided by the landlord or agent, and it should be served in writing with the required notice period. The notice should state the proposed rent, the date it starts, and the route to challenge it if the tenant disagrees.
Where to find the official route: the landlord or letting agent should provide the formal notice and any supporting information through their normal communications channel (email, post, or the agent portal). If the landlord refers to a “Section 13”, ask for a copy of the notice and the service date, and keep the envelope or email headers where possible.
Information to prepare before responding to a formal notice:
- Your tenancy start date and whether it is fixed-term or periodic.
- The current rent amount and payment date.
- Comparable local rents for similar properties in similar condition.
- A summary of unresolved repairs and how they affect use of the home.
Challenge if needed
If a valid formal notice is served and the proposed rent looks above the local market for a property in that condition, the usual next step is to challenge it through the route stated on the notice. The challenge is time-sensitive, so the deadline on the notice matters. Keep the challenge focused on market level and condition, supported by comparables and the repair evidence already collected.
Escalate for silence
If there is no response to the written reply and repair chase, escalate through the landlord or agent’s official complaints process and ask for a written final response. The normal response timeframe for many letting agents’ complaint stages is around two to four weeks, though it varies by firm. If there is still no response after the stated complaints timeframe, change strategy by focusing on formal routes only: insist on written communication, keep paying the current rent, and prepare to challenge any formal rent notice within the deadline stated on it.
The issue is usually resolved in UK cases when the landlord either serves a proper notice that can be challenged or negotiated, or agrees a smaller increase after repairs are completed and access has been straightforward.
Common questions answered
Can rent rise now?
It can be proposed at any time, but whether it takes effect depends on the tenancy type and whether it is done properly. If it is only a message and there is no agreement, it often has no effect until a formal notice or a new agreement is in place.
Should higher rent be…
Paying the higher amount even once can be treated as acceptance in day-to-day practice, so it is usually safer to keep paying the current rent until the position is clear in writing. If a valid notice takes effect and is not being challenged, the new rent should be paid from that date.
Is it retaliation?
The timing can feel like retaliation, but proving motive is rarely the quickest route to a solution. A better approach is building a clean record of repair reporting and insisting the rent increase follows the official process so it can be checked and, if needed, challenged.
Will repairs stop?
Some landlords slow down when there is a dispute, but steady written chasing and reasonable access offers usually keep the repair track alive. If repairs are urgent, keep the messages factual and focused on dates, access, and the impact in the home.
Can a new contract…
A tenant does not have to sign a new fixed-term agreement just because a landlord asks. If the tenancy is periodic, the landlord often uses a formal notice route instead, and the tenant can respond through the process set out on the notice.
Related issues sometimes appear alongside this problem. If the landlord starts talking about ending the tenancy soon after the repair report, the situation can overlap with notice and eviction concerns, and it can help to compare the paperwork and timelines with what to check on an eviction notice. If the property problems are severe and the landlord keeps delaying, the next step may involve the council’s environmental health route, which is covered in how to report disrepair to the council.
Get help with the next step
Contact UKFixGuide — Get help drafting a calm written reply that separates the rent proposal from the outstanding repair timeline.
