Landlords in the UK should be aware that rent increases can be delayed if tenants challenge them under the Renters’ Rights Act. This delay can significantly affect the timing and frequency of rent adjustments, potentially impacting rental income and property management strategies.

Understanding the Section 13 Notice and Rent Increase Process

When a landlord intends to increase the rent on a property, they typically serve a Section 13 notice to the tenant, providing the required two months’ notice before the proposed increase takes effect. For example, if a rent increase is due on 1 January 2027, the landlord would serve the notice on 1 November 2026.

However, if the tenant disputes the rent increase, the matter can be referred to the First-tier Tribunal for a hearing. This tribunal reviews the case and determines whether the proposed increase is reasonable.

Tribunal Decisions and Hardship Periods

In cases where the tribunal approves the rent increase but recognises that an immediate increase would cause hardship to the tenant, it may grant a hardship period. For instance, if the tribunal hearing occurs on 1 September 2027, it might allow a two-month hardship period before the new rent takes effect.

This means the rent increase would only begin on 1 November 2027, rather than the originally proposed date of 1 January 2027. Importantly, the increase cannot be backdated to the earlier date, which may feel unfair to landlords, especially if inflation has caused general rent levels to rise in the intervening months.

Implications for Rent Increase Frequency

One key limitation of using Section 13 notices is that they can only be served once in any 12-month period. Following the example above, if the rent increase only takes effect on 1 November 2027, the landlord cannot serve another Section 13 notice until 1 November 2028. This would allow for a further two months’ notice, making the next possible rent increase effective from 1 January 2029.

Consequently, if this pattern repeats, landlords may find that effective rent increases occur only every 22 months rather than annually. This extended interval can impact rental income growth and financial planning.

What This Means for UK Landlords

Landlords should be mindful that tenants have the right to challenge rent increases, and tribunal decisions can introduce delays and hardship periods that extend the time between rent adjustments. This situation emphasises the importance of clear communication with tenants and careful timing when serving Section 13 notices.

Additionally, landlords may need to factor in these potential delays when budgeting and forecasting rental income. Understanding the legal framework and tenant rights under the Renters’ Rights Act is essential for effective property management and maintaining positive landlord-tenant relationships.

Looking Ahead: Support for Landlords

The Landlord Association (TLA) is launching a new Trusted Partners Hub in Q1 2026. This platform will feature verified and approved service providers selected to support landlords, tenants, and property management businesses. Legal, trades, insurance, financial, mortgage, tenant screening, and other service providers are invited to register their interest to join the hub.

This initiative aims to provide landlords with reliable resources and professional support to navigate challenges such as rent increases and tenant disputes more effectively.