Rent Review Clauses UK 2026, Unenforceable Under the Renters' Rights Act

The Renters' Rights Act 2025 makes Section 13 of the Housing Act 1988 the only lawful mechanism for increasing rent on an English assured tenancy. Contractual rent review clauses are void from 1 May 2026 for all assured tenancies, whether new or converted from AST.

Why review clauses are now void

The RRA amends the Housing Act 1988 so that any term in an assured tenancy purporting to increase rent otherwise than by the Section 13 procedure is of no effect. This applies to unilateral review mechanisms. Genuinely consensual written variations remain permissible.

The Section 13 process (Form 4A)

1. Serve Form 4A on the tenant with the proposed new monthly rent figure
2. Give at least 2 months notice before the proposed start date
3. The proposed start date must be the first day of a rent period
4. Only one Section 13 increase can take effect in any rolling 12-month period
5. The tenant may refer the increase to the First-tier Tribunal before the proposed date
6. If the tenant does not refer, the new rent takes effect on the proposed start date automatically

What to do with existing review clauses

• Do not implement any increase via the clause, it is void regardless of what the agreement says
• Serve a valid Form 4A instead with the correct notice period
• Remove the clause from your tenancy template going forward
• Communicate in writing if there is any confusion about whether a contractual increase is valid

Tenant right to challenge at the First-tier Tribunal

Once a Section 13 notice is served, the tenant may refer it to the First-tier Tribunal before the proposed start date. The Tribunal determines the market rent, which can be set higher or lower than the proposed figure. A determination sets the rent for 52 weeks from the determination date.