Market rent is the rent the property could reasonably be expected to achieve if it were let today on the open market, on the same terms as the existing tenancy. It is based on what comparable properties — similar in size, type, condition and location — are actually being advertised and let for. It is not the same as the area average, the previous rent plus inflation, or what the landlord would like to charge.

How Rent Increases Work in England — Renters’ Rights Act 2026

Q: How can a tenant challenge a rent increase under the Renters' Rights Act?

If a tenant believes the proposed rent is above market rent, they can refer the Form 4A notice to the First-tier Tribunal (Property Chamber) before the new rent is due to start. The tribunal looks at comparable lettings evidence from both sides to decide what the market rent for the property actually is. The tribunal cannot set a figure higher than the rent the landlord proposed, and the tribunal-set rent is the rent that takes effect.

The headline rule Under the Renters' Rights Act, a landlord can increase the rent on an assured tenancy only once in any 12-month period, by serving a Form 4A Section 13 notice with at least 2 months' notice, and the proposed rent must reflect the property's open-market rent.

If a landlord wants to increase the rent

1

Serve a Form 4A notice

Use the prescribed Section 13 notice to propose a new rent. Verbal requests, emails or informal letters are not enough.

2

Give at least 2 months' notice

The new rent cannot take effect any sooner than 2 months from the date the notice is served, and not more than once in any 12-month period.

3

Propose a market rent

The proposed figure should reflect what the property could reasonably achieve on the open market today, supported by comparable lettings evidence.

If a tenant wants to challenge the increase

1

Apply to the First-tier Tribunal

If the proposed rent is above market rent, refer the Form 4A notice to the First-tier Tribunal (Property Chamber) before the new rent is due to start.

2

Provide your own evidence

The tribunal looks at comparable lettings evidence from both sides to decide what the market rent for the property actually is.

3

The tribunal sets the rent

The tribunal cannot set a figure higher than the rent the landlord proposed. That tribunal-set rent is the rent that takes effect.

Why evidence matters

Whether you are proposing an increase or challenging one, the question the tribunal is asking is the same: what is the market rent for this property? Strong, current comparable evidence — similar properties, similar area, similar specification — is what supports a position. Broad averages, portal estimates and "what the neighbour pays" rarely carry the same weight.

Putting clear evidence on the table early often avoids the need for a formal challenge in the first place, by making the basis for the proposed rent transparent on both sides.

How Rent Report helps

Three levels of evidence, depending on how much support you need.

Property-Specific Evidence

A market rent estimate tailored to the property in question — not a broad area average.

Comparable Analysis

Built from similar nearby properties currently on the market, with adjustments for the differences that matter.

Independent Reporting

Neutral, evidence-based reports — produced for the question, not for either side.

View pricing

Read our guides

Deeper explanations of each part of the rent increase process.

Legal process

Section 13 Notice Explained

What Form 4A is, when landlords can serve it, and what the two months' notice rule means in practice.

Read guide →

Tenant rights

How to Challenge a Rent Increase

Step-by-step walkthrough of applying to the First-tier Tribunal, with evidence tips and timelines.

Read guide →

Understanding rent

What Is Market Rent?

How market rent is determined, what comparables are, and how the tribunal uses them to set a fair rent.

Read guide →

Important note This page is a plain-English summary of how rent increases and challenges work in England from 1 May 2026. It is not legal advice. Rent Report provides market evidence, not legal representation, and does not replace independent legal or professional advice or the work of the First-tier Tribunal. If you are unsure how the rules apply to your situation, consider speaking to a qualified housing adviser, solicitor or surveyor.

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