Rent increases are moving into a more regulated framework.
For landlords, particularly those managing student and HMO properties, understanding how the new system operates will be essential. Under the Renters’ Rights Act 2025, due to take effect from 1 May 2026, rent increases during an ongoing periodic or rolling tenancy will need to follow the statutory procedure set out in Section 13 of the Housing Act 1988. Contractual rent review clauses will no longer apply.
While the change does not prevent landlords from reviewing rent, it does require that increases be implemented in a structured and compliant way.
Related: Renters’ Rights Act possession grounds from May 2026: what landlords should know
What changes in practice
From 1 May 2026, Section 13 will become the statutory mechanism for increasing rent during periodic tenancies.
In practical terms, landlords will need to:
- Use the correct prescribed notice
- Provide the required minimum notice period
- Ensure rent is generally increased no more than once in 12 months
- Propose a figure that reflects local market conditions
Failure to follow the process may mean the proposed increase does not take effect.
What this means for students and HMO landlords
These changes are particularly relevant in university towns and shared housing markets.
Many student tenancies transition into periodic arrangements at the end of a fixed term. Under the new framework, increases during that periodic phase will need to follow the Section 13 route.
For landlords operating in these markets, this requires careful planning around:
- Academic calendars
- Tenancy cycles
- Market demand at key points in the year
- Evidence for comparable shared accommodation
Because student markets can move quickly, relying on informal adjustments will no longer be sufficient once the new system takes effect.
Related: An Important Update for Self-Managing Landlords: The Renters’ Rights Act Compliance Is Now in Force
Evidence matters more than ever
Alongside timing and tenancy cycles, the level of rent must also be justified.
Beyond correct procedure, the proposed rent must reflect market value at the time of review. Tenants retain the right to challenge an increase if they believe it exceeds the local market rate.
For landlords, this makes documented evidence important. Comparable listings, recently agreed rents and awareness of local demand all help support the proposed figure.
In a regulated environment, clear documentation reduces uncertainty.
The role of local councils and compliance oversight
Alongside the procedural shift, oversight will increase.
The Renters’ Rights Act 2025 reinforces the role of local councils in overseeing compliance within the private rented sector. Rent increases attempted outside the statutory framework, or based on prohibited contractual clauses, may attract scrutiny.
Accurate record-keeping and correct notice service will therefore become increasingly important.
Staying organised from 1 May 2026
Taken together, these changes encourage a more organised approach to rent reviews.
The move to a statutory process does not remove flexibility, but it does require preparation.
Landlords should ensure they:
- Track when tenancies become periodic
- Record when previous increases took effect
- Prepare market evidence before serving notice
- Double-check notice periods and documentation
A structured approach helps ensure rent reviews are compliant, defensible and professionally managed.
Nicholas Humphreys works closely with landlords in university towns and residential markets to ensure rent increases are implemented correctly under the new framework.
If you would like to review your tenancy arrangements ahead of 1 May 2026, your local Nicholas Humphreys branch can help you prepare and stay aligned with the new requirements.
