As the Renters’ Rights Bill moves closer to becoming law, one of the biggest operational changes landlords and agents need to prepare for is how rent increases will be handled.

Under the new rules, every rent increase in the private rented sector will have to go through Section 13 of the Housing Act 1988 — no exceptions.

That means:
❌ No more rent review clauses in tenancy agreements
❌ No informal side agreements
✅ Just one clear legal process for all rent increases

This shift will affect how landlords manage rent reviews, how tenants can challenge them, and how you’ll need to track dates and notices carefully.

​Let’s break down what’s changing — and how you can prepare.
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​How Rent Increases Work Right Now

Currently, landlords have three possible routes to increase rent:
- A rent review clause built into the fixed-term tenancy.
- Agreeing a new rent directly with the tenant.
- Serving a Section 13 Notice of Increase in Rent (Form 4).

​If a tenant challenges a Section 13 Notice at the Tribunal, it’s currently a two-way risk — the Tribunal can even decide the rent should be higher than the landlord’s proposed amount.
​
​What the Renters’ Rights Bill Changes

1. Section 13 Becomes the Only Route
- All tenancies will move to periodic.
- Rent review clauses will no longer be valid.
- Every rent increase must use a Section 13 Notice.

2. Longer Notice and Stricter Timings
- Notice period doubles to two months (previously one).
- Rent can only be increased once every 12 months, counted from the effective date of the last increase.
- The increase must start from the beginning of a rental period, not mid-month.
- Landlords will need tighter diary management to stay compliant.

3. New Rules for Tribunal Challenges
- Tenants can still challenge increases.
- The Tribunal cannot set rent higher than the proposed amount.
- Increases can’t be backdated — the new rent only applies from the date on the notice or the Tribunal decision.
- This means tenants now have nothing to lose by challenging — if they win, rent is reduced; if they lose, they just pay the new rent later.
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​The Big Concern: Tribunal Appeals
There’s growing concern that tenants may challenge every rent increase simply to delay paying more. This could:
- Postpone when the new rent applies
- Reset the 12-month clock before the next increase
- Cause significant Tribunal backlogs

Government Safeguard: Power to Adjust Effective Dates
To prevent gridlock, the Bill gives the Secretary of State the power to change when tenants must start paying rent after a Tribunal decision — without passing new legislation. This power hasn’t been used yet, but it could be activated if appeals begin to pile up.
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​Practical Steps for Landlords
​
To stay ahead, landlords should start preparing now:

✅ Audit your tenancy agreements – remove rent review clauses once the Bill takes effect.
✅ Map rent increase cycles – record each property’s effective date to comply with the 12-month rule.
✅ Review your notice templates – make sure your Section 13 Form 4 is updated.
​✅ Keep market evidence – document comparable rents in your area in case your increase is challenged.

Looking Ahead
The move to a single Section 13 process could be one of the most technically challenging parts of the Renters’ Rights Bill. If Tribunal appeals become routine, landlords could face delayed rent increases and more uncertainty.

The best approach? Plan early, stay organised, and systemise your rent review process. The more structured your approach, the less disruption you’ll face once these changes come into force.

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