How much can a landlord raise rent in the UK — and should they? The short answer: yes, you can — and yes, you probably should.
Strategic, incremental rent increases are widely considered best practice for landlords and property investors. Not only do they help protect your returns against inflation, but they also avoid the shock of large, one-off jumps that could drive tenants away.
As Orchards puts it: “Keeping rent at the same level for too long is bad business. You’re essentially offering subsidised housing, losing a large chunk of cash, all while the costs of being a landlord continue to rise.”
With mortgage rates up and rental demand climbing, landlords face growing pressure to maintain healthy yields. But that raises a critical question: what is the most a landlord can raise rent in the UK — and what’s the legal process to follow?
How Much Can a Landlord Raise Rent in the UK?
Unlike some countries, the UK does not have a strict cap on how much rent can be increased in the private rental sector. However, there are clear guidelines and legal procedures landlords must follow to ensure a rent increase is fair and enforceable.
If You’re on a Fixed-Term Tenancy
If the tenant is in the middle of a fixed-term contract (e.g., 12 months), the rent cannot be increased unless:
The tenancy agreement includes a rent review clause, or
Both parties mutually agree to a new rent.
Without either, the rent stays the same until the fixed term ends.
If You’re on a Periodic (Rolling) Tenancy
This is where Section 13 comes into play.
Landlords can propose a rent increase once per year using a Section 13 notice, which must:
Be in writing using the correct government form (Form 4)
Give at least one month’s notice
Be fair and in line with market rates
So while there’s no formal upper limit to how much you can increase, the law expects increases to be reasonable — typically in line with local rental values.
Can a Landlord Increase Rent Without Section 13?
Yes — but only under certain conditions.
If you and your tenant mutually agree on a new rent — even mid-tenancy — you don’t need to use Section 13. This often happens when both parties have a good relationship, and the rent increase reflects improvements to the property or rising costs.
However, if no agreement can be reached, landlords must formally issue a Section 13 notice during a periodic tenancy. Attempting to raise the rent without following legal steps could make the increase invalid — and could even give tenants grounds to challenge it with a tribunal.
Best Practices for Landlords: Balancing Returns and Relationships
Raising rent is sometimes necessary — especially in the current climate — but it should be approached carefully to avoid vacancies or disputes. At Lifestyle Property Group, we help landlords make data-informed, market-aligned decisions when adjusting rent levels.
Here are a few principles we follow with our clients:
1. Benchmark to Local Market Rates
Before considering a rent increase, compare your property’s current rent to similar homes in the same area. An increase that significantly exceeds market value can be challenged by the tenant.
2. Communicate Early and Transparently
Clear, advance communication often leads to smoother negotiations. Explaining the rationale — e.g., rising maintenance costs or recent refurbishments — can help tenants understand the change.
3. Be Strategic with Timing
Avoid raising rent during turbulent market periods or just before a tenancy ends, as it may drive tenants to move out. We help clients align rent reviews with portfolio-wide planning, reducing turnover and increasing long-term gains.
4. Make Sure It’s Legal
Even if the rent is fair, failing to follow the correct legal route (such as issuing a valid Section 13 notice) can invalidate the increase and erode tenant trust.
A Smarter Way to Manage Rent Reviews
If you’re a busy landlord or investor, staying on top of legal requirements, market rates, and tenant communications can be overwhelming. That’s where Lifestyle Property Group comes in.
Our hands-free service supports clients in:
Managing rent reviews and increases
Navigating legal notices like Section 13
Ensuring rent remains competitive and compliant
Maintaining strong tenant relationships
Providing portfolio-wide strategy reviews
With the right team behind you, you can raise rents smartly — without losing good tenants or risking compliance issues.
Conclusion: What Landlords and Tenants Need to Know
So, what is the most a landlord can raise rent in the UK? There’s no official cap — but there are legal frameworks and expectations. Landlords must follow proper procedures, especially when tenants are on periodic agreements, and increases must reflect the current rental market.
With the right strategy and support, raising rent doesn’t have to mean conflict. It can be an opportunity to review your property’s value and ensure your investment keeps performing.
👉 Book Free Consultation and speak to our team today.
