Rent Reviews After the Renters' Rights Act: What to Do Now

Since 1 May 2026, rent increases have become more formal. Landlords can still review rent, but the process matters more than it used to. If the increase is not handled properly, it can be challenged, delayed or ignored.

For Yorkshire landlords, the answer is not to stop reviewing rent. The answer is to review it properly, with evidence.

The old casual approach is finished

Some landlords used to handle rent reviews with a quick email, a line in the tenancy agreement or a quiet agreement with the tenant. That is not the way to run it now.

Under the Renters’ Rights Act, rent increases normally need to go through the Section 13 process. In practical terms, that means using the correct form, giving the right notice and being able to show that the proposed rent is in line with the market. We covered the wider changes in our working guide to the Act.

That last point matters. A rent increase should not be a guess. It should be based on what similar properties are actually achieving.

What the Section 13 process means

The government guidance says landlords need to use Form 4A and give at least two months’ notice before the new rent takes effect. Rent cannot normally be increased more than once a year, and tenants can challenge a proposed increase if they believe it is above the open market rent.

That does not mean rent reviews are impossible. It means landlords need to treat them like a proper management job.

Before serving notice, check:

• current rent
• last increase date
• local comparable rents
• property condition
• demand for that property type
• whether improvements justify a stronger rent
• whether the proposed figure is realistic if challenged

If you cannot explain the number, you probably should not serve it. There is more detail on the mechanism in our guide to how much a landlord can raise rent in 2026.

The evidence matters more than the ambition

The biggest mistake is starting with the number you want. Start with the market.

A two-bed terrace in Huddersfield, a professional let in Harrogate and a shared house in Leeds are not the same market. Even within one postcode, condition and presentation can move the rent materially.

Good evidence includes:

• recently let comparable properties
• similar bedroom count and property type
• similar condition and finish
• location within the same local market, not just the same county
• evidence from actual demand, not just optimistic asking rents

This is where a managing agent should earn their fee. The job is not just to collect rent. It is to know when rent can move, when it should hold, and when pushing too hard could create a bigger problem.

Do not confuse a rent review with a tenant exit

There is a commercial judgement here.

If a good tenant is paying slightly under market but looks after the property, pays on time and causes no issues, the best answer might be a measured increase. If the property is materially under-rented, a larger correction may be justified, but only if the evidence supports it.

The wrong increase can cost more than it makes. A void month, re-let cost and light refurb can wipe out a year’s extra rent.

So the question is not simply “can I get more rent?”

The better question is: “What rent gives me the best net return, with the lowest avoidable risk?”

What landlords should do now

If you own rental property in Yorkshire, build a rent-review rhythm rather than reacting late.

Once a year, review:

• current rent against local market
• tenancy dates and notice requirements
• compliance position
• maintenance needed before the next let
• likely tenant retention
• whether the property could achieve more with small improvements

Keep a record of the evidence. If the tenant accepts the increase, that record still helps you manage the property properly. If the tenant challenges it, the evidence becomes essential.

Get a rent figure you can defend

If you want a straight view, get an instant rent estimate or talk to us. We will give you a realistic range, not a flattering one, then sense-check the property, condition and local demand before you serve anything.

Rules change. This is guidance based on GOV.UK and NRLA material as of July 2026, not legal advice; check current government guidance before serving notice.