How Much Can a Landlord Raise Rent in the UK in 2026?

Landlords

Posted in Jan 12 , 2026

How much can a landlord raise rent uk 2026

After the rules tightened for landlords and protection increased for tenants, the question all landlords have been asking is: how much can a landlord raise rent in the UK in 2026? Although there is no fixed percentage cap in England, the process, timing, and justification behind a rent increase matter more than ever.

In 2026, landlords must be careful not only about how much they increase rent by, but also how they do it. Incorrect increases can be challenged, delayed, or declared invalid.

Is There a Legal Limit on Rent Increases in the UK in 2026?

In England, there is still no set legal percentage limit on rent increases. A landlord can raise rent by any amount provided it reflects the market rate and follows the correct legal process.

However, this does not mean landlords can increase rent freely. Tenants have stronger rights to challenge increases they believe are unfair or above market value, and tribunals will assess whether the proposed rent is reasonable.

It’s also important to note that rules differ across the UK. Scotland and Wales operate under different systems, so this guidance focuses on England, which is where most landlords search when asking how much rent can be raised in the UK.

How Often Can a Landlord Increase Rent?

In most cases, a landlord can only increase rent once every 12 months.

If a landlord uses the statutory route to increase rent, they must wait a full year between increases. Attempting to raise rent more frequently can make the increase invalid and open to challenge.

This annual limit is especially important in 2026, as rent review clauses are no longer relied upon in the same way as before.

How Can a Landlord Increase Rent Legally in 2026?

There are three lawful ways to increase rent in England:

1. Agreement with the Tenant

A landlord and tenant can agree to a rent increase at any time, provided both parties consent. This is often the easiest route, but the tenant is not obliged to agree.

2. Rent Review Clauses

From May 2026, automatic rent increase clauses will no longer apply for ongoing tenancies. This means landlords can no longer rely on built-in rent uplift clauses alone to raise rent.

3. Section 13 Notice (Form 4)

For most tenancies in 2026, landlords must use a Section 13 rent increase notice, served on the correct government form. This route can only be used once per year and must give the correct notice period.

What Changed for Rent Increases After May 2026?

One of the most important updates affecting how much a landlord can raise rent in the UK in 2026 is the removal of automatic rent increases.

From May 2026 onwards:

Rent increases must follow the statutory process
Section 13 notices become the main legal route
Landlords must justify increases using market evidence
Errors in notices are more likely to be challenged

This shift places greater responsibility on landlords to ensure that rent increases are properly handled and well-supported.

How Much Is a ‘Reasonable’ Rent Increase in 2026?

Whilst there is no fixed cap, a rent increase must align with local market rent.

Tribunals will look at:

Comparable properties in the area
Property size, condition, and furnishing
Transport links and local demand
Recent rental listings and achieved rents

Recent data show that average rents across England are around £1,420 per month, whilst those in London average closer to £2,700, with higher figures in commuter areas, and strong demand is expected to continue into 2026.

What Happens If a Tenant Challenges a Rent Increase?

Tenants have the right to challenge a rent increase if they believe it is above market value.

If challenged:

The increase is paused
A tribunal reviews local market evidence
The rent may be reduced, upheld, or set at a different level
The decision becomes binding for both parties

This process can delay income changes and create unnecessary administration if the increase is poorly handled.

Can Rent Be Increased During a Fixed-Term Tenancy?

In most cases, rent cannot be increased during a fixed-term tenancy unless the tenant agrees or a valid clause applies (which is now limited after 2026).

Typically, rent is reviewed:

At the end of a fixed term
When the tenancy becomes periodic
Using the correct legal notice

Trying to increase rent mid-term without consent is one of the most common mistakes landlords make.

What Makes a Rent Increase Invalid?

A rent increase may be invalid if:

The wrong notice is used
The notice is served incorrectly
The increase is too frequent
The landlord is not legally compliant
The proposed rent is clearly above market level

Invalid notices waste time and can weaken a landlord’s position if the tenant disputes the increase.

Key Checks Before Raising Rent in 2026

Before increasing rent, landlords should check:

What type of tenancy is in place
When rent was last increased
Whether the property meets compliance requirements
Local market rental evidence
Whether communication with the tenant has been clear

How Cribs Estates Can Help

Cribs Estates helps landlords by assessing market rent, advising on lawful increases, preparing notices correctly, and managing tenant communication to minimise disputes.

If you are unsure how much can a landlord raise rent in the UK in 2026? Or want help applying the rules correctly, speak to our local property professional for free.

Shared on social media

Comments

Enquiry form

Latest Blogs

John Healey Council Tax Error Explained

The John Healey council tax error has attracted national attention, not simply because it involved a Cabinet minister, but because it highlights how council tax billing mistakes can happen when new rules are introduced.Reports confirmed that a council tax notice issued by Westminster City Council did not correctly apply the second-home surcharge, leading to an underpayment of around £1,500. The council later accepted responsibility for the administrative error, apologised, and the shortfall was paid.But beyond the headlines, this story raises an important question:How do second-home council tax surcharges actually work? And what should you do if your council tax notice is wrong?Let’s break it down clearly.What Happened in the John Healey Council Tax Error?A new second-home council tax surcharge came into effect.The billing notice sent out did not include the correct surcharge.The underpayment was later identified.The council acknowledged the mistake and corrected it.The error was administrative, not an attempt to avoid payment. Many property owners assume council tax bills are always correct. The reality is that billing errors can happen, especially when new policies are introduced or systems are updated.How the Second Home Council Tax Surcharge WorksAcross England, councils now have greater powers to apply a premium on second homes, also known as the second home council tax surcharge. What it includes:If a property is not your main residence, it may be classed as a second home.Local authorities can apply an additional percentage on top of the standard council tax band.The exact rate depends on the council’s policy.Each local authority, including Westminster City Council, publishes its own guidance. The surcharge is usually added automatically to the annual council tax notice.However, classification errors like John Healey council tax error can occur if:The property status is recorded incorrectly.Ownership details change.A system update fails to apply the surcharge properly.A billing adjustment overlaps with policy changes.Why Council Tax Billing Errors HappenLocal authorities process thousands of council tax accounts. When new surcharges or policy updates are introduced, billing systems need to be updated and property classifications reviewed.Common reasons for a council tax billing error include:Incorrect second-home classificationDelayed update in council systemsHuman data entry mistakesChanges in ownership were not recorded correctlySystem updates when new financial years beginEven small errors can lead to either overpaid or underpaid council tax. So what should be the takeaway from the John Healey council tax error? Always check your council tax notice carefully.What To Do If Your Council Tax Notice Is WrongFirst of all, you need to ensure that you follow the right steps:1. Check the breakdownReview your council tax notice by confirming:The correct property addressThe correct council tax bandWhether a second home surcharge has been appliedThe total annual liability2. Compare with council guidanceVisit your local authority website and read the section on:Second home premiumCouncil tax exemptionsDiscounts and surcharges3. Contact the billing departmentEmail or call your council’s council tax team. Provide:Your account numberA copy of the noticeA short explanation of the issueHere’s a tip: Keep all correspondence in writing where possible.4. Pay what is clearly dueIf part of the bill is correct, it is often sensible to continue paying the undisputed portion to avoid penalties whilst the dispute is reviewed.5. Request written confirmationIf the council confirms a billing error, ask for written confirmation and an updated statement showing the correct council tax amount.Are Landlords and Investors Responsible?Yes, the council tax responsibility depends on:The tenancy agreementWhether the property is occupiedWhether it is classed as a second homeWhether it qualifies as an HMOIf a rental property is empty or used occasionally, it may trigger a second-home surcharge depending on council rules.Landlords should regularly check:Council tax bandingSurcharge statusLiability periodsBilling adjustments during void periodsEven where tenants normally pay council tax, owners remain responsible for ensuring records are accurate.Can Councils Backdate a Second-Home Surcharge?Yes. If a billing error is discovered, a council can correct the account and apply the appropriate surcharge retrospectively.That is why reviewing each annual council tax notice matters. Mistakes, whether related to overpayments or underpayments, can arise later.Lessons From the John Healey Council Tax ErrorIn many experts’ opinions, this case is less about politics and more about process.The key lessons should be:Do not assume your council tax notice is automatically correct.Understand how second home council tax rules apply in your borough.Keep records of property status and correspondence.Act quickly if something looks wrong.How Cribs Estates Supports Property OwnersCouncil tax rules, second-home classifications, and local authority processes can be confusing, especially when policies change.At Cribs Estates, we support landlords and property owners with:Clear guidance on council tax liabilityAdvice on second-home implicationsCompliance checks before lettingSupport where local authority clarification is requiredDon’t leave your taxes to assumptions. Book a free consultation today.

Studio Apartment to Buy in London

If you are ready to invest in the capital’s property market, the first thing you will do is to search for a studio apartment to buy in London. As per the report, 2026 has already seen a rise in demand for studio apartments because they let you have a piece of the London property market without needing to invest a big budget. Read this blog if you want to ensure your investment is not wasted. What exactly is a studio apartment?A studio apartment is a single room with living, sleeping, and kitchen space combined, along with a separate bathroom. In London, studios vary more than people expect. Some are modern new builds designed to utilise every inch of space, whilst older conversions can feel cramped or poorly arranged.A well-designed 35-40 square metre studio can feel more liveable than a badly planned larger flat. Buyers should focus on layout, light, and storage rather than just the word “studio”.Studios are popular with single professionals, first-time buyers, and investors targeting long-term rental demand.Studio apartment prices in London in 2026London is not one market, it is dozens of smaller ones so the price varies.In outer zones, studios typically start around £200,000-£300,000. These are often ex-local authority flats or smaller private blocks. Mid-range suburban locations sit closer to £300,000-£450,000, where transport links push prices higher.Central and premium zones are different. Studios in areas such as Westminster, Kensington, or Marylebone regularly exceed £450,000, and luxury new builds can pass £700,000 depending on finish and building facilities.A short lease or very high service charge can make a cheap studio expensive over time.Steps to buy a studio apartment in LondonStudios need extra attention to detail compared to a property purchase. Step 1: Confirm your budgetSecure a mortgage agreement in principle. Some lenders apply stricter limits to very small flats, especially under 30 square metres.Step 2: Check listings properlyReview lease length, service charges and ground rent, as these directly affect long-term affordability.Step 3: Add a solicitor earlyRequest a full lease review before committing. Hidden lease problems are one of the main reasons studio purchases collapse.Step 4: Understand Stamp DutyTax depends on purchase price and ownership status. First-time buyers receive relief, whilst investors pay higher rates.Step 5: Complete legal checksEnsure surveys, compliance documents and management details are clear before exchange.Step 6: Finalise purchaseOnce legal checks are satisfied, proceed to completion and ownership transfer.Rental demand and investment potential of studiosStudios remain attractive to renters in London because they offer private living space at a lower monthly cost than larger flats.Average studio rents often fall between £1,400 and £2,000 per month, depending on zone and quality. Central locations can exceed this, whilst outer boroughs sit at the lower end.Yield expectations vary. Studios rarely produce the highest percentage return compared to larger properties, but they often benefit from consistent occupancy. Many landlords value occupancy over chasing maximum yield.Strong transport links, modern interiors, and secure buildings make studios easier to let quickly.Legal and practical checks buyers must understandMost studios in London are leasehold. Buyers must check:Remaining lease lengthService charge historyGround rent termsBuilding management qualityMajor works planned by the freeholderShort leases reduce resale value and can make mortgages harder to obtain. Service charges that seem low today can increase after major building repairs.Investors must also follow landlord regulations, including Right to Rent checks, safety certificates, and deposit protection rules.Is 2026 a good time to buy a studio in London?The London market is no longer rising at the speed seen in earlier years. Price growth has cooled, and some boroughs have softened. This gives buyers more negotiating power than in previous cycles.Studios benefit from affordability. When larger homes become expensive, smaller units attract demand from buyers priced out of bigger properties. That keeps studios relevant even during slower markets.For investors, the key question is stability rather than speculation. A well-located studio near transport and employment hubs is rarely empty for long.How Cribs Estates worksCribs Estates works with buyers and investors searching for a studio apartment to buy in London. We provide realistic valuations, lease guidance, and market insight so clients understand the full cost before committing.Whether you are buying your first London property or expanding a portfolio, our team helps you choose a studio that performs well both as a home and as an asset.Contact Cribs Estates for a free consultation.

Retail Units for Sale in Wimbledon

Wimbledon is known for more than tennis. It is one of South West London’s strongest commercial locations, attracting steady footfall, affluent residents, and year-round visitors. For investors and business owners, retail units for sale in Wimbledon represent a rare mix of stability and long-term growth.This guide explains prices, yields, legal considerations, and current market trends so buyers can make informed decisions in 2026.Why Wimbledon attracts retail investorsRetail property succeeds where people spend time, and Wimbledon combines commuters, local families, international visitors, and high-income households. This supports shops, cafes, restaurants, salons, and professional services.Wimbledon Village offers boutique retail and destination shopping. Wimbledon Broadway and The Piazza deliver busy high-street footfall linked to transport hubs. Together, they create one of the most active suburban retail environments in South London.For investors, this means demand is not seasonal. It is supported by everyday local spending rather than tourism alone.Average prices for retail units in WimbledonPrices vary depending on frontage, size, location, and lease structure. Based on current listings and commercial transactions:Small neighbourhood retail units often trade between £300,000 and £500,000Mid-sized high-street shops usually range from £500,000 to £900,000Prime corner or flagship units can exceed £1 millionBuyers should remember that commercial value is linked to income. A well-let shop with a strong tenant can justify a higher purchase price than a vacant unit.Rental yields and return expectationsRetail yields in Wimbledon generally sit between 4% and 7% gross, depending on the tenant covenant and lease terms.Higher yields often come from secondary locations or shorter leases. Prime high-street units may show slightly lower headline yields but offer stronger long-term security.Unlike residential buy-to-let, commercial leases often place maintenance responsibilities on tenants. This can reduce landlord running costs and improve overall returns.A strong tenant on a long lease is usually more valuable than chasing the highest advertised yield.Legal and planning checks before buyingBuying commercial property requires more due diligence than residential purchases.Retail premises usually fall under Class E planning use, which covers shops, cafes, and many service businesses. Buyers should confirm permitted use with the London Borough of Merton before exchange.Key checks include:Planning and permitted use classBusiness rates liabilityLease structure and tenant obligationsBuilding surveys and condition reportsAny listed building or conservation restrictionsIgnoring these steps can lead to expensive delays after purchase.Where demand is strongest in WimbledonRetail activity is concentrated in several key areas:Wimbledon BroadwayThe PiazzaWimbledon Village High StreetMerton Road clustersUnits close to transport and established retail zones let faster and retain value better over time.Investors should look for visibility, pedestrian flow, and nearby businesses.Retail market trends in 2026Retail is no longer about big chain stores alone. Wimbledon’s strength lies in independent operators, hospitality, and service-based businesses that rely on local spending.While online shopping affects some sectors, food, beauty, health, and lifestyle services continue to perform strongly. High-street retail in well-connected London suburbs remains resilient because people still value convenience and experience.In 2026, the most successful retail investments are those aligned with everyday community needs rather than luxury speculation.How Cribs Estates can helpCribs Estates supports investors and business buyers looking for retail units for sale in Wimbledon. We provide realistic valuations, access to active listings, and local insight into demand patterns.Our team helps clients assess income potential, tenant quality, and legal considerations before committing. Whether you are buying your first commercial property or expanding a portfolio, we guide you through every stage.Contact Cribs Estates today for a free consultation.Read More: Estate Agents in Wimbledon London

A Guide to Letting Property in London Step by Step

London’s rental market moves quickly and is shaped by strict legal rules. Whether you are letting for the first time or expanding a portfolio, understanding the market and your obligations protects income and avoids costly mistakes. Here’s a step-by-step guide for it:The London rental market in 2026London remains the UK’s most expensive rental region. Average private rents across Greater London now sit around £2,500-£2,600 per month, with central zones considerably higher and outer boroughs offering better value. Demand is driven by professionals returning to city offices, international tenants, and families seeking long-term stability.Read More: How Much Are Letting Agent Fees for Landlords in 2026Step-by-step: how to let a property in London1. Prepare the propertyBefore marketing, make sure the home is safe and legally compliant. This includes:Annual gas safety certificateElectrical safety report (EICR) every five yearsValid Energy Performance CertificateSmoke and carbon monoxide alarmsClean, safe conditions suitable for tenantsLondon tenants expect a professional presentation. Small upgrades, stronger rents.2. Set the right rentUse local comparable listings rather than guesswork. Overpricing increases void periods; underpricing reduces yield. A realistic market valuation attracts serious enquiries immediately.3. Marketing and viewingsProfessional photography and clear listings on major portals generate faster interest. Viewings should be organised efficiently as London tenants move quickly when they find the right property.4. Tenant referencingReference checks protect landlords from payment risk. Verify employment, income, identity, and rental history. Right to Rent checks are legally required before a tenancy starts.5. Tenancy agreement and depositMost London landlords use Assured Shorthold Tenancy agreements. Deposits must be protected in an approved government scheme within the legal deadline. Inventory reports and check-in documentation reduce disputes later.Legal duties landlords must meet in 2026Anyone searching for “a guide to letting property in London” must follow English housing law at all times. Key responsibilities include:Annual gas safety certificationElectrical safety inspectionsEPC complianceRight to Rent checksDeposit protectionSafe living standardsFrom May 2026, tenancy reform changes will strengthen tenant protections and adjust rent review procedures. Landlords must ensure agreements and documentation are updated to match the new rules. Ignoring compliance can lead to fines, restrictions on eviction rights, and legal complications.Rent setting and yield expectationsLondon rents are high, but property prices are higher. Gross yields in the capital are often lower than in regional cities, yet investors benefit from strong long-term demand and capital stability.When letting property in London, focus on:Consistent occupancyReliable tenant profilesControlled maintenance costsLegal complianceStable income over time matters more than chasing unrealistic headline rents.Choosing good tenants and reducing voidsStrong tenant selection is one of the most important parts of letting. Financially stable tenants who plan to stay long term reduce turnover and management costs.Landlords should prioritise:Verified employment and incomeClear communicationResponsible rental historyProper referencingA carefully selected tenant often saves more money than a slightly higher rent from a risky applicant.Common mistakes landlords makeMany first-time landlords make avoidable errors:Skipping safety inspectionsUsing outdated tenancy agreementsMispricing the propertyIgnoring local licensing rulesDelaying repairsEach mistake increases financial and legal risk. Professional oversight prevents these problems before they escalate.Why do many landlords use a letting agent?Letting a property in London involves constant regulation, tenant communication, and property management. Many landlords choose a professional agentto:Handle compliance deadlinesMarket properties correctlyReference tenantsManage repairsReduce void periodsAn experienced agent protects income whilst saving time.FAQsHow do I let a property in London?Prepare the property, complete safety checks, set the correct rent, reference tenants, and protect the deposit. Compliance is essential from day one.What legal checks are required?Gas safety, electrical inspection, EPC, Right to Rent checks, and deposit protection are mandatory.Can I increase rent in 2026?Yes, but increases must follow legal procedures and updated tenancy reforms coming into force in May 2026.How long does it take to let a property?Well-priced London homes often let within weeks, sometimes days, depending on demand and condition.Do I need a licence to rent?Some London boroughs require selective or HMO licensing. Always check local council rules before advertising.How Cribs Estates can helpCribs Estates helps landlords let a property in London with confidence. We handle valuations, marketing, tenant sourcing, compliance, and full property management, ensuring your investment performs whilst meeting every legal requirement. Book a free lettings consultation with our team.

Property search

Residential Lettings

Residential Sales

HMO

Commercial Sales Commercial Lettings

Price

Min price

Max price

Number of Bedrooms

Min bedrooms

Max bedrooms

Find properties