Increasing the rent is no longer something landlords can handle informally

For years, rent reviews could sometimes be relatively straightforward.

A conversation with the tenant. An agreed figure. Perhaps a letter confirming that the monthly rent would change from a particular date.

Since 1 May 2026, the rules for assured tenancies in England have changed.

Under the Renters’ Rights Act reforms, private assured tenancies are now periodic and landlords wishing to increase the rent must follow the statutory process.

For landlords in Thetford, Breckland and across England, that means understanding three things in particular:

the correct notice, the timing and what constitutes a reasonable market rent.

Getting one of them wrong can mean the proposed increase does not take effect when you expected it to.

How does a landlord legally increase the rent in 2026?

For an assured periodic tenancy, the landlord must use the statutory rent-increase procedure.

That means serving the tenant with the prescribed Form 4A, Landlord’s Notice Proposing a New Rent.

This is important because the new system is designed to create a single route for increasing rent during a tenancy.

A landlord cannot simply rely on an informal conversation, email or tenancy-agreement rent review clause as an alternative to the statutory process.

The notice isn’t simply paperwork confirming a decision you’ve already made.

It is part of the legal mechanism through which the new rent is proposed.

How often can a landlord increase the rent?

Generally, once every 12 months.

For a new assured tenancy, the rent cannot normally be increased during the first year.

After that, further increases are limited to once a year through the statutory process.

For landlords with several properties, this makes having a proper rent-review diary considerably more important.

Rather than reviewing rents whenever you happen to think about them, record the relevant dates for each tenancy.

Missing the appropriate window isn’t necessarily catastrophic, but you cannot simply make up for it by imposing multiple increases later.

How much notice does a landlord have to give before increasing rent?

Under the new rules, tenants must receive at least two months’ notice of the proposed increase.

The easiest way to approach this is to work backwards.

If you want the new rent to take effect on a particular date, calculate when the notice needs to reach the tenant and give yourself some additional margin.

Don’t treat the statutory minimum as your ideal posting date.

This is particularly important where the tenancy’s rental periods and the proposed commencement date need to align correctly.

How much can a landlord increase the rent by?

There isn’t a simple percentage such as 3%, 5% or inflation plus a particular amount.

The important benchmark is the open-market rent.

In other words, what could the property reasonably achieve if it were offered to let on the open market at that point?

For a landlord with a property in Thetford, that means the evidence should ideally come from genuinely comparable homes in the local rental market.

Not Cambridge.

Not Norwich.

And not simply the highest asking rent you can find within ten miles.

A two-bedroom flat close to Thetford town centre shouldn’t necessarily be compared with a recently refurbished two-bedroom house with a garden and parking elsewhere in IP24.

The evidence needs to make sense.

How should Thetford landlords work out the market rent?

Start with comparable properties.

Look for homes that are genuinely similar in:

• location
• property type
• number of bedrooms
• size
• condition
• parking and outside space
• energy efficiency
• specification and improvements

And keep a record of what you’ve found.

It’s also worth distinguishing between asking rents and evidence of actual market value.

An advertised property tells you what another landlord hopes to achieve. It doesn’t automatically prove that a tenant will pay it.

The aim isn’t to find the most expensive comparable and use that as justification.

It’s to reach a figure you could reasonably defend as the open-market rent for your particular property.

What if you’ve improved the property?

Improvements can form part of the wider picture when assessing what a property might achieve on the open market.

Perhaps you’ve replaced an ageing heating system.

Improved insulation.

Installed a new kitchen or bathroom.

Replaced windows.

Or undertaken a significant refurbishment.

Those changes may influence what tenants are prepared to pay compared with a similar property in poorer condition.

But improvements don’t automatically justify any increase you choose.

The question remains the same:

What would this property reasonably rent for on the open market now?

Can a tenant challenge a rent increase?

Yes.

If a tenant believes the proposed rent exceeds the open-market rent, they can challenge it through the First-tier Tribunal.

The Tribunal can then determine the appropriate market rent.

That is why evidence matters.

A landlord proposing a sensible increase supported by genuinely comparable local properties is in a much stronger position than one who simply decides the rent “feels too low”.

It’s also worth remembering that a Tribunal isn’t there to decide what a landlord would ideally like to receive.

Its role is to assess the property’s market rent under the statutory framework.

Should you deal with repairs before increasing the rent?

There’s a legal process for rent increases and then there’s the practical relationship between landlord and tenant.

The two aren’t quite the same thing.

If a tenant has been reporting an outstanding repair for several months and the next communication they receive is a rent-increase notice, it’s unlikely to be well received.

More importantly, the condition of a property can affect how it compares with alternatives available locally.

Before reviewing the rent, look at the property itself.

Are there outstanding repairs?

Is the decoration tired?

Are the heating and windows performing properly?

Is the home being maintained to the standard you’d expect if it were advertised to a new tenant tomorrow?

A market-rent assessment should reflect the property that actually exists, not the property you intend to create eventually.

Should landlords speak to tenants before serving Form 4A?

The statutory notice is the legal process.

That doesn’t mean communication should begin with a form arriving unexpectedly.

Where appropriate, explaining that you’re reviewing the rent and giving the tenant some context beforehand can make the conversation considerably easier.

There is also a commercial consideration.

A reliable tenant who looks after the property, pays consistently and wants to remain can have considerable value to a landlord.

Maximising the monthly rent isn’t always the same thing as maximising the long-term return from the property.

A period without rent between tenancies, together with preparation and other costs associated with finding a new tenant, can quickly outweigh a relatively modest difference in monthly rent.

The legislation tells landlords how rent can be increased.

It doesn’t make the commercial decision about whether you should seek the maximum possible rent for you.

Why the local Thetford rental market matters

There is no single “correct” rent for a three-bedroom house.

Location matters.

Condition matters.

Parking matters.

Energy efficiency matters.

Outside space matters.

Even two superficially similar properties in Thetford can appeal to different tenants and achieve different rents.

For local landlords, that makes current market evidence much more useful than relying on a generic percentage increase or national rental statistics.

If you’re reviewing a rent, the starting point should be the property you own and the market in which it actually competes.

A note about Location Location East

We regularly publish information about changes affecting landlords because property legislation can also influence investment decisions and the wider local housing market.

However, Location Location East does not currently provide a lettings or property-management service.

If you are considering increasing the rent on a property, use the current Government guidance and prescribed form and seek appropriate professional or legal advice if you’re unsure about how the rules apply to your particular tenancy.

Frequently Asked Questions

How can a landlord legally increase rent in England in 2026?

For an assured periodic tenancy, landlords must follow the statutory rent-increase procedure using the prescribed Form 4A, Landlord’s Notice Proposing a New Rent. The Renters’ Rights reforms introduced a standardised process for in-tenancy rent increases.

How much notice must a landlord give for a rent increase in 2026?

A landlord must generally give the tenant at least two months’ notice before the proposed new rent takes effect. The notice must be served correctly using the prescribed procedure.

How often can my landlord increase my rent?

For assured periodic tenancies covered by the new regime, in-tenancy rent increases are generally limited to once every 12 months, and the rent cannot normally be increased during the first year of a new tenancy.

Can a landlord increase the rent by any amount?

A landlord can propose a new rent, but the relevant benchmark is the property’s open-market rent. A tenant who believes the proposed amount exceeds the market rent can challenge it through the First-tier Tribunal.

What is Form 4A for landlords?

Form 4A is the prescribed notice used by a landlord to propose a new rent for an assured periodic tenancy under the statutory rent-increase procedure.

Can a tenant refuse a rent increase?

A tenant who believes the proposed rent is above the property’s open-market rent can refer the increase to the First-tier Tribunal, provided they follow the required process and timescale.

How do I work out the market rent for a property in Thetford?

Look at genuinely comparable rental properties in Thetford and the immediate surrounding area, taking account of property type, size, condition, specification, parking, garden and location. Asking rents can provide useful evidence, but they should be considered carefully rather than assuming the highest advertised figure represents market value.

Can I use a rent review clause instead of Form 4A?

Under the new assured periodic tenancy regime, landlords should follow the statutory process for in-tenancy rent increases rather than relying on a contractual rent-review clause as an alternative.

Does Location Location East manage rental properties in Thetford?

No. Location Location East does not currently offer lettings or property-management services. Our landlord articles are provided as general property information for local owners and investors.

Sources

• GOV.UK, guidance for landlords and letting agents on rent increases following the Renters’ Rights Act reforms.
• GOV.UK, Renters’ Rights Act: an overview for landlords.
• GOV.UK, prescribed Form 4A: Landlord’s Notice Proposing a New Rent.
• GOV.UK, guidance on challenging rent increases and the First-tier Tribunal.

Article by Andrew Overman | Partner | Location Location East