How often can a landlord increase rent in England?

Under the Renters' Rights Act 2025, which came into force on 1 May 2026, landlords can serve only one Section 13 notice per 12-month period on any assured periodic tenancy. A second notice served before 12 months have elapsed from the previous increase is invalid and the proposed new rent has no legal effect. This applies to all assured periodic tenancies, including existing tenancies that converted from ASTs on 1 May 2026. Contractual rent review clauses that previously allowed more frequent increases are now void. If you want to check whether the 12-month rule is satisfied before serving Form 4A, enter the date of your last increase and your proposed effective date in the calculator above, it will tell you whether the rule is met.