Jira & Confluence 
Bitrix24 England · Housing Act 1988 s.13–14 · Renters' Rights Act 2025
Landlord sent a section 13 rent increase? — challenge letter ready, dates counted
Short answer. The letter to your landlord is open below: fill in the old and new rent and your offer. Notice period for a rent increase: New rent can start no earlier than two months after the notice is served (Housing Act 1988, s.13(2)(a), as amended by Renters' Rights Act 2025 (in force 1 May 2026)).
- Earliest start date for the new rent (at least two months after service): type the date
- If this is instead the date your last rent increase took effect: the next increase cannot start before (52 weeks): type the date
- If this is instead the date your tenancy began: the tribunal will not hear a challenge to the starting rent after six months: type the date
Check your own case.
Since 1 May 2026 a section 13 notice must propose a start date not earlier than two months after it is served (Housing Act 1988, s.13(2)(a)) and, after a previous increase, not earlier than 52 weeks after that increase took effect (s.13(2)(c), (3A)). To stop the increase you must apply to the First-tier Tribunal before the start date in the notice (s.13(4)(a), s.14(A3)). A challenge to the starting rent of a new tenancy cannot be made once six months have passed since the tenancy began (s.14(A2)(b)). The start date in your notice is the date that matters — check it against these results.
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Enter the date the notice reached you, and I will show you the earliest date your landlord could start the new rent.
Add three real listings with their rents. That is what the tribunal looks at when it decides the market rent.
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Deadlines
The rules, with the source
| What | Deadline | Source |
|---|---|---|
| Notice period for a rent increase | New rent can start no earlier than two months after the notice is served | Housing Act 1988, s.13(2)(a), as amended by Renters' Rights Act 2025 (in force 1 May 2026) |
| How often | Not earlier than 52 weeks after the last increase took effect | Housing Act 1988, s.13(2)(c), (3A) |
| Challenging the notice | Apply to the tribunal before the start date in the notice; otherwise the new rent takes effect | Housing Act 1988, s.13(4)(a), s.14(A3) |
| Highest rent the tribunal can set | The open-market rent if lower than the proposed rent; otherwise the proposed rent — never more | Housing Act 1988, s.14ZB(5) |
| When the decided rent starts | From the start date in the notice or, if the decision comes later, from the next rent period after the decision; later if it would cause undue hardship | Housing Act 1988, s.14ZB(3) |
| Starting rent of a new tenancy | Can be challenged at the tribunal, but not after six months from the start of the tenancy | Housing Act 1988, s.14(A1), (A2) |
These rules apply to assured tenancies in England (not relevant low-cost tenancies). Wales and Scotland have their own systems.
Step by step
What to do, in order
1
Check the notice
Is it on Form 4A? Is the start date at least two months after you got it? Has it been 52 weeks since the last rise?
2
Look up comparable rents
Save three or four listings for similar homes nearby, with dates.
3
Fill in the letter
Old rent, new rent, your offer, and the condition of the home if relevant.
4
Send it in writing
Keep proof of when your landlord received it.
5
Apply to the tribunal in time
If you cannot agree, apply to the First-tier Tribunal before the start date in the notice.
6
Keep paying your current rent
Pay on time while the challenge is open.
Questions
Can the tribunal make my rent even higher?
No. Under the rules in force since 1 May 2026 the tribunal sets the open-market rent only if it is lower than the proposed rent; otherwise the proposed rent stays. It cannot go above what your landlord asked.
Is this letter enough to stop the increase?
No. The letter is for negotiating and for your record. To stop the increase, you must apply to the tribunal before the start date in the notice.
I live in Wales or Scotland. Does this apply?
No. This page is for England. Wales and Scotland have different rent rules.
Official sources
Other documents
Keep the papers in one place
Letters, receipts and notices in one folder you can share with family or a lawyer. The templates and the editor are free; Layers is free for up to 20 people.
This is a ready document and a deadline calculation, not legal advice.