Rent increases for room renters

If you rent a room in a shared house in England from a landlord who doesn't live there, the rules on raising your rent changed on 1 May 2026. The points below concern assured periodic tenancies; other arrangements can have different rules.

How often and how

For an assured periodic tenancy, a landlord cannot increase the rent in the first year and can then raise it once a year, to the market rate: roughly what the room would let for if it were newly advertised.
It has to be done with a formal section 13 notice that states the new rent.
The notice must give at least two months before the new rent takes effect.
Rent review clauses and other ways of raising the rent are not permitted.

If you think it is too high

You can challenge the increase at the First-tier Tribunal, which decides what the market rent is. The Tribunal cannot set more than the proposed rent. If the proposed start date is still in the future when it decides, the new rent usually starts on that date. If that date has passed, it usually starts on the next payment date after the decision. Check the written decision for the date that applies to you. Citizens Advice or Shelter can help you prepare.

Do not miss the application deadline: the official tribunal guidance says to apply before the proposed new-rent start date, even if you are still gathering evidence. Read the application instructions and seek advice promptly. A notice served before 1 May 2026 can need a separate check.

Related rules at the start of a tenancy

For a new assured periodic tenancy, rent cannot be taken before both parties sign. The usual pre-start limit after signing is one month for monthly rent, or 28 days for other payment periods; the official guidance describes specific exceptions.
Landlords must publish an asking rent, and accepting offers above it is banned.
The deposit is separate and capped at five weeks' rent where annual rent is under £50,000.

Lodgers

If your landlord lives in the same home you are usually a lodger, and these rules do not normally apply. Lodger or tenant: which are you?

This is general information for England based on gov.uk's Renters' Rights Act guidance, not legal advice. See also the Renters' Rights Act for room renters and notice to leave a room.

Join the interest list

Official GOV.UK guidance (checked 15 October 2026): rent increases for assured periodic tenancies; challenging the rent and when a new rent starts; rent and other payments; rent in advance and deposits.

FAQ scope and the tribunal application deadline checked 18 October 2026 against the linked rent-increase and tribunal guidance. Earlier source checks above remain dated 15 October.

Common questions

How often can a landlord increase the rent?

For an assured periodic tenancy, the landlord cannot increase rent in the first year and can then increase it only once a year using the section 13 process. Other arrangements and older notices need a separate check.

How much notice must I be given of a rent increase?

For the current assured periodic tenancy process, at least two months, using a section 13 notice. A notice given before 1 May 2026 may follow transitional rules; check the actual notice.

Can I challenge a rent increase?

For an assured periodic tenancy, you can ask the First-tier Tribunal to determine the open market rent. Apply before the proposed new-rent start date, even if you are still collecting evidence. Check the official guidance for the application and the date any decided rent starts.

How much rent can be required before the tenancy starts?

For a new assured periodic tenancy, rent cannot be accepted before both parties sign. After signing and before the start, the usual limit is one month for monthly rent or 28 days for other payment periods. There are exceptions for certain council-arranged, social or supported housing.