Rent Increases Under the New Rules: Section 13 Notices, Challenges, and Tribunal Risks (2025–2026 Guide)

A complete legal guide to rent increases after the abolition of Section 21 — including how Section 13 notices work, how tenants can challenge increases, and what landlords must understand about tribunal risk under the Renters’ Rights Act.

Introduction: Rent Increases Are Now Under Greater Scrutiny

With the abolition of Section 21 under the Renters’ Rights Act 2025, landlords can no longer rely on “no-fault” eviction to reset rent levels.

This change has significantly increased the importance of Section 13 rent increase procedures.

Rent reviews are now:

• More regulated
• More transparent
• More open to challenge
• More scrutinised by tribunals

The Legal Framework: How Rent Increases Now Work

Under the new regime:

• Most tenancies operate as periodic tenancies
• Rent increases must follow statutory procedure
• Section 13 remains the primary mechanism

Landlords cannot rely on informal rent adjustments.

What Is a Section 13 Notice?

A Section 13 notice is the statutory mechanism for increasing rent in a periodic tenancy.

It must:

• Be in prescribed form
• State the new rent
• Specify the effective date
• Provide correct notice period

Defective notices may be invalid.

Can Tenants Challenge a Rent Increase?

Yes — tenants may challenge via the First-tier Tribunal if they believe:

• Rent exceeds market value
• Increase is excessive
• Comparable rents are lower

What the Tribunal Looks For

Tribunals assess:

• Market rent evidence
• Comparable properties
• Property condition
• Location and demand

They do not consider:

• Landlord mortgage costs
• Personal hardship
• Inflation alone

Important Risk: Tribunal Can Set the Rent

The tribunal may:

• Confirm rent
• Reduce rent
• Increase rent to market level

Impact of Section 21 Abolition

Rent strategy must now rely on:

• Evidence
• Market justification
• Procedural accuracy

Market Rent Evidence: What Landlords Should Prepare

Before serving Section 13 notices, landlords should gather:

• Comparable rental evidence
• Agent valuations
• Lettings data
• Property condition reports

Common Mistakes Landlords Make

• Informal rent increases
• Incorrect notice forms
• Poor evidence
• Incorrect timing
• Retaliatory increases

Interaction With Disrepair Claims

Rent increases during unresolved disrepair can trigger:

• Counterclaims
• Defence arguments
• Regulatory escalation

Tribunal Risk: When Challenges Are More Likely

Challenges increase where:

• Rent exceeds comparables
• Property is in poor condition
• Disrepair exists

Strategic Advice for Landlords

Successful strategy includes:

• Evidence-led increases
• Moderate adjustments
• Compliance review

Frequently Asked Questions

Can landlords increase rent to any amount?
No — it must reflect market rent.

Can tenants ignore Section 13 notices?
Only if they wish to challenge; otherwise it takes effect.

Can tribunal reduce rent?
Yes — to market level.

Conclusion

Rent increases are now evidence-driven and procedurally strict. Strategic compliance is essential.