How to Write a Letter Disputing a Rent Increase UK: Your Rights and What to Do
- James Pite
- 2 days ago
- 9 min read
Your landlord has proposed a rent increase. Before you pay it, accept it or panic about it, it is worth understanding exactly what rights you have, whether the increase was served correctly, whether you can challenge the amount, and what the process looks like if you do.
Since the Renters’ Rights Act 2025 came into force on 1 May 2026, the rules around rent increases have changed significantly. Contractual rent review clauses are no longer enforceable. Rent can only go up once in every 12 months. And if you think the proposed increase is above the market rate for your area, you have a clear, free route to challenge it at an independent tribunal, with the important protection that the tribunal cannot increase the rent beyond what your landlord originally proposed.
This guide explains how to dispute a rent increase, what to put in your letter, how to challenge the amount at the First-tier Tribunal, and what to do if the Section 13 notice itself is not valid.
How Rent Increases Work Since 1 May 2026
Under the Renters’ Rights Act 2025, the only lawful way for a private landlord to increase rent on a periodic tenancy in England is by serving a valid Section 13 notice using the prescribed form (Form 4A). As the GOV.UK guide to the Renters’ Rights Act confirms, rent can only be increased once every 12 months and the landlord must give at least two months’ written notice before the increase takes effect. Any contractual rent review clause in your tenancy agreement, including clauses linking rent to RPI, a fixed annual percentage, or any other formula, is unenforceable. If your landlord relies on a clause rather than a Section 13 notice, the proposed increase has no legal effect.
If your tenancy began before 1 May 2026 and you were on a fixed-term agreement, that tenancy automatically became periodic on that date. The same Section 13 rules now apply.
Important: you are not required to agree to a rent increase or sign anything. If you simply pay the new amount, you may be taken to have accepted it. If you intend to dispute the increase, write to your landlord and apply to the tribunal before the proposed start date of the new rent.
Step One: Check Whether the Section 13 Notice Is Valid
Before deciding whether to challenge the amount, check whether the notice itself was served correctly. A Section 13 notice is invalid if any of the following apply:
It was not served on the prescribed Form 4A
It did not give at least two months’ notice before the proposed start date of the new rent
It proposes a second increase within 12 months of a previous increase
It was not served in writing or was not addressed to you correctly
The proposed start date does not fall on the first day of a period of your tenancy
If the notice is invalid, you can tell your landlord in writing and ask them to withdraw it. If they disagree, you can ask the First-tier Tribunal to determine whether it is valid. If the tribunal finds the notice invalid, your rent cannot go up and your landlord must start the process again with a correctly served notice.
Tip: be cautious about telling your landlord the notice is invalid too early. If you raise the issue, they may simply serve a new valid notice and the dispute clock resets. Citizens Advice recommends waiting as long as possible before the proposed start date before raising invalidity, or raising it at the same time as you apply to the tribunal.
Step Two: Research the Market Rent for Your Area
If the Section 13 notice appears valid but you believe the proposed rent is above the market rate for comparable properties in your area, you have the right to apply to the First-tier Tribunal for a rent determination. The tribunal’s job is to determine what a property like yours would rent for on the open market. If it decides the market rent is lower than what your landlord proposed, your rent will be set at the lower figure.
Before writing to your landlord or applying to the tribunal, gather evidence of comparable rents in your area. Look at current advertised rents for similar properties on Rightmove, Zoopla and local letting agent websites. Note the size, type, condition, location and any included features such as parking or a garden. The closer the comparable properties are to yours in terms of these factors, the stronger your evidence. Save screenshots and note the dates.
Under the Renters’ Rights Act, the tribunal cannot set the rent higher than what your landlord originally proposed. This is a significant protection that did not exist before. You cannot end up paying more than the proposed increase as a result of a successful tribunal application.
Step Three: Write to Your Landlord
Whether you believe the notice is invalid, the amount is above market rate, or both, writing to your landlord first is good practice. It creates a record, gives them the opportunity to reconsider, and demonstrates you are engaging seriously with the process. Keep the letter factual and professional.
Example letter: disputing the amount of a rent increase
[Your name]
[Your address]
[Date]
[Landlord’s name and address]
Subject: Dispute of Proposed Rent Increase – [Property address]
Dear [Landlord’s name],
I am writing in response to the Section 13 notice dated [date] proposing an increase in rent at [property address] from £[current amount] to £[proposed amount] per month, with effect from [date].
I do not accept that this proposed increase reflects the market rent for this property. I have researched comparable properties currently available to rent in [area] and found that similar [describe the property: two-bedroom flats / three-bedroom houses etc.] are currently being advertised at between £[lower figure] and £[upper figure] per month. The proposed rent of £[amount] is significantly above this range.
I am asking you to reconsider the proposed increase and to propose a figure that is in line with the current market rent for comparable properties in this area. If you are unwilling to do so, I intend to apply to the First-tier Tribunal for a rent determination before the proposed start date of [date].
I am happy to discuss this and to share the evidence I have gathered if that would be helpful. Please respond in writing within [14] days.
Yours sincerely,
[Your name]
[Contact details]
Example letter: disputing the validity of a Section 13 notice
[Your name]
[Your address]
[Date]
[Landlord’s name and address]
Subject: Invalid Section 13 Notice – [Property address]
Dear [Landlord’s name],
I am writing regarding the notice dated [date] which proposes a rent increase at [property address] from £[current amount] to £[proposed amount] per month, with effect from [date].
I do not believe this notice is valid. [Choose the relevant ground below:]
[The notice does not give the required minimum of two months’ notice. The notice is dated [date] and proposes the increase to take effect on [date], which is only [X] days.’ notice.]
[The notice was not served on the prescribed Form 4A as required by the Housing Act 1988 as amended by the Renters’ Rights Act 2025. A letter or informal notification does not constitute a valid Section 13 notice.]
[The proposed start date does not fall on the first day of a period of my tenancy as required.]
[A rent increase was last applied on [date], which is less than 12 months ago. Under the Renters’ Rights Act 2025, rent can only be increased once in every 12-month period.]
I am writing to ask you to withdraw this notice. If you believe the notice is valid, please let me know your reasons in writing so I can consider whether to apply to the First-tier Tribunal for a determination.
Yours sincerely,
[Your name]
[Contact details]
Step Four: Apply to the First-Tier Tribunal if Needed
If your landlord will not reconsider the increase and you believe either the notice is invalid or the proposed rent is above market rate, apply to the First-tier Tribunal (Property Chamber). You must do this before the proposed start date of the new rent. The application costs £47. Shelter’s guidance on asking a tribunal to set the rent explains the process clearly, including what form to use, what evidence to gather and what to expect at the hearing.
The form you need is called Form Rents 1. You can download it from GOV.UK. Submit the completed form with a copy of your Section 13 notice and your tenancy agreement. You do not need to submit all your evidence at this stage. The tribunal will write to you with a deadline for providing your evidence bundle.
Once the tribunal receives your application, your landlord cannot enforce the increase until after the tribunal has made its determination. The tribunal will set a hearing date and both you and your landlord can present your cases. In the meantime, you should continue paying your current rent. Do not pay the proposed higher amount, as doing so may be taken as accepting the increase.
If the tribunal decides the market rent is lower than what your landlord proposed, it will set the rent at that lower figure and the new rent takes effect from the date of the tribunal’s decision, not from the date in the notice. If the tribunal decides the proposed rent is at or below market rate, the increase will be confirmed at the amount your landlord originally proposed.
Can Your Landlord Evict You for Disputing an Increase?
No. Your landlord cannot evict you simply because you have disputed a rent increase or applied to the tribunal. Since 1 May 2026, Section 21 no-fault evictions are abolished. Your landlord can only seek possession using a Section 8 notice, which requires a specific lawful ground such as serious rent arrears or the landlord wishing to move in. Applying to the tribunal is your legal right and exercising it does not give your landlord a valid ground for eviction.
If you receive any notice from your landlord after disputing a rent increase, check whether it is a valid Section 8 notice with a specific stated ground. If it is a Section 21 notice, it is invalid and you do not need to leave.
What If Your Landlord Tried to Increase Rent Using a Contractual Clause?
Some tenancy agreements contain rent review clauses that say rent will increase by a fixed percentage each year, in line with RPI, or on the anniversary of the tenancy. Under the Renters’ Rights Act 2025, these clauses are no longer enforceable. Your landlord cannot rely on a contractual clause to increase your rent. The only lawful method is a Section 13 notice served on Form 4A.
If your landlord has sent you a letter or email saying rent is going up under a clause in your agreement, write back explaining that contractual rent review clauses are not enforceable following the Renters’ Rights Act 2025, and that rent can only be increased by serving a valid Section 13 notice with at least two months’ notice. Reference the GOV.UK guidance if helpful.
Getting Help
Free advice on disputing a rent increase is available from Citizens Advice, whose guidance covers both the tribunal process and how to challenge an invalid notice. Shelter provides detailed step-by-step guidance on the tribunal application process including what evidence to gather and what happens at the hearing. Both organisations can also advise on your wider rights under the Renters’ Rights Act.
If you want help drafting a dispute letter that is clearly structured and sets out your grounds precisely before you send it, the team at LetterLab can help you get the wording right.
Quick Checklist: Disputing a Rent Increase
Check that the notice was served on Form 4A, the prescribed Section 13 form
Check that at least two months’ notice was given before the proposed start date
Check that no rent increase was applied in the previous 12 months
Research comparable rents for similar properties in your area before writing
Write to your landlord disputing the increase before the proposed start date
Continue paying your current rent while the dispute is ongoing
If your landlord will not reconsider, apply to the First-tier Tribunal before the proposed start date using Form Rents 1
Keep copies of all correspondence and save screenshots of your comparable rent evidence
The Key Takeaway: You Have More Protection Than You Did Before
The Renters’ Rights Act 2025 significantly strengthened tenants’ position on rent increases. Contractual clauses are gone. Rent can only go up once a year via a valid Section 13 notice. The tribunal cannot set a rent higher than your landlord proposed. And Section 21 is abolished, meaning you cannot be evicted for challenging an increase.
If you receive a rent increase notice that you believe is invalid, above market rate, or served less than 12 months after a previous increase, write to your landlord, challenge it formally, and if they do not back down, apply to the tribunal. The process is free except for the £47 tribunal fee, it does not require a solicitor, and it works. The law is on your side.
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