How Much Can a London Landlord Legally Raise Rent? (2026)
Your landlord wants to raise the rent by £200 a month. Can they? In England, the answer is: sometimes, within limits, and only by following the rules. Rent increases are one of the most misunderstood areas of renting law — landlords often overstep, tenants often do not know their rights, and the new Renters’ Reform changes have shifted the ground further. Here is exactly what London landlords can and cannot do in 2026.
The rules depend on your tenancy type
Fixed-term tenancy
During a fixed term, your landlord can only raise the rent if: the tenancy agreement includes a rent-review clause (which sets out when and how), or you agree to the increase voluntarily. No clause and no agreement means no increase — full stop. Many tenants do not realise this: a landlord’s letter “announcing” a mid-term rise without a contractual basis is unenforceable. Politely decline in writing.
Periodic tenancy (rolling month-to-month)
Once the fixed term ends and the tenancy goes periodic, landlords can propose increases once a year using a Section 13 notice — a formal prescribed form giving at least one month’s notice (for monthly tenancies). The increase must be “fair and realistic,” meaning in line with local market rents. This is the mechanism behind most London rent rises. Gov.uk’s guidance on proposing rent increases sets out the exact procedure landlords must follow.
Statutory periodic vs contractual periodic
The distinction matters little for rent rises — Section 13 applies to both. What matters more is whether your original agreement’s rent-review clause carries over, which depends on the contract wording. When in doubt, Shelter’s advisers can review your specific agreement.
“Fair and realistic”: what it means in practice
The law says Section 13 increases must reflect market rent — what the property would fetch on the open market. A landlord raising a £1,800 rent to £2,100 when comparable flats rent for £1,850 is vulnerable to challenge. A rise from £1,800 to £1,900 in line with the area is much harder to fight.
Evidence is everything: screenshot comparable current listings (same bedrooms, same area, similar condition) before negotiating or appealing. Portal listing histories show what landlords are actually asking — your best ammunition. There is no legal cap on increases in England (unlike Scotland’s former rent cap) — the constraint is market evidence, not a percentage limit.
How to challenge an unfair increase
You have two routes. First, negotiate: present your comparable evidence, remind the landlord of void costs (an empty flat costs them far more than a moderated increase), and propose a compromise. Many landlords prefer a reliable tenant at £1,900 to the gamble of £2,000 with someone new. Get any agreement in writing.
Second, the First-tier Tribunal: if you receive a Section 13 notice you believe is excessive, you can apply to the Tribunal before the increase takes effect. The Tribunal determines the market rent — and it can set it lower than the landlord proposed (it can also, in theory, set it higher, so only appeal when your evidence is strong). Applications cost nothing, decisions take weeks to months, and you keep paying the old rent meanwhile. Citizens Advice walks through the Tribunal process step by step.
The Renters’ Reform changes
The Renters’ Rights Bill — working through its final stages — reshapes this landscape significantly. Key changes affecting rent rises: the abolition of Section 21 “no-fault” evictions (which landlords previously used to evict tenants who refused increases — the backdoor rent-rise mechanism), limits on in-tenancy increases to once a year, and stronger Tribunal powers. The practical effect: refusing an increase becomes safer, because the retaliatory eviction route is closing.
Transitional rules apply, so check the current commencement position — but the direction is clear: more security for tenants, more procedure for landlords. Landlords who previously relied on Section 21 to enforce above-market rises will need to justify increases on market evidence instead. Know your full rights as a UK tenant under the evolving regime.
What landlords cannot do
Hard lines: landlords cannot raise rent during a fixed term without a contractual clause or your agreement. They cannot harass you into accepting (repeated demands, threats, cutting services — harassment is a criminal offence under the Protection from Eviction Act). They cannot discriminate in applying increases. They cannot backdate increases. And they must protect your deposit and follow proper notice procedures regardless of any rent dispute — the increase process does not suspend your other rights.
If your landlord tries intimidation, document everything in writing and seek advice immediately — deposit protection rules and harassment protections both apply independently of the rent argument. Councils’ environmental health and tenancy relations officers can intervene against harassing landlords.
Negotiating the increase down
Most increases are negotiable even when legally valid. The landlord’s maths: a £100-a-month rise is £1,200 a year — but a one-month void costs £1,800+ plus re-letting costs. Present this gently: “We would like to stay; £1,850 works for us; we understand costs have risen.” Offer something in return: a longer fixed term, direct debit payments, minor maintenance you will handle. Landlords value certainty enormously — trade it.
Timing matters: negotiate the moment you receive the proposal, not after the deadline. Put your counter-offer in writing and keep copies of everything — if the negotiation fails and you end up at the Tribunal, a documented reasonable counter strengthens your position considerably. And always check what your tenancy agreement actually says about reviews — many tenants discover the clause is more restrictive than the landlord claims.
Conclusion
A London landlord can legally raise rent during a fixed term only with a contractual clause or your agreement, and on a periodic tenancy via annual Section 13 notice at a market-fair level. There is no percentage cap — the limit is market evidence, challengeable for free at the First-tier Tribunal. With Section 21 evictions being abolished, refusing unfair increases is safer than ever. Know the procedure, gather comparable evidence, negotiate firmly and in writing, and never accept an increase that does not follow the rules.
Frequently Asked Questions
How much can my landlord raise my rent in London?
There is no legal percentage cap in England — but increases must be fair and in line with local market rents, proposed once a year via Section 13 notice on periodic tenancies. Gather comparable listings as evidence and challenge excessive rises at the First-tier Tribunal.
Can my landlord raise rent during a fixed-term tenancy?
Only if the tenancy agreement includes a rent-review clause, or if you agree to the rise voluntarily. Without either, mid-term increases are unenforceable — decline politely in writing and keep a copy.
What is a Section 13 notice?
The formal prescribed notice landlords must use to propose rent increases on periodic tenancies in England — at least one month’s notice, maximum once a year, and the increase must reflect market rent.
Can I refuse a rent increase?
Yes — negotiate first, and if the landlord issues a Section 13 notice you believe is excessive, apply to the First-tier Tribunal before it takes effect. The application is free and you keep paying the old rent while the Tribunal decides. With Section 21 being abolished, retaliatory eviction for refusing is being closed off.