The short answer
There are no rent controls in England as of October 2026, and the government has said it has no plans to introduce them in the private rented sector. Private landlords can raise rent towards the market rate once a year with a section 13 notice, and a tenant can ask the First-tier Tribunal to decide the open-market rent, which cannot be set above the rent the landlord proposed.
What has changed is the process. Since 1 May 2026, a section 13 notice on Form 4A is the only way to increase the rent on a private tenancy in England, and rent review clauses in tenancy agreements no longer work.
Key facts
- The UK government stated in August 2026 that it has no plans to introduce rent controls in the private rented sector. UK Parliament
- The government has also said it will not devolve rent-control powers to the Mayor of London. UK Parliament
- The government's guide says nothing in the Renters' Rights Act restricts landlords raising rents in line with market prices. GOV.UK
- Private rent increases in England must use a section 13 notice, at least two months' notice and no more than once a year. GOV.UK
- If a tenant challenges an increase, the tribunal sets the lower of the open-market rent and the proposed rent. Housing Act 1988, s.14ZB
- Average private rent in England was £1,459 a month in August 2026, up 4.0% on a year earlier. ONS
How rent increases work now
For a private assured periodic tenancy in England:
- Use Form 4A. A section 13 notice is the only way to propose a new rent. Rent review clauses that would raise the rent automatically are of no effect for increases after 1 May 2026.
- Give at least two months' notice, and start the new rent on the first day of a rent period.
- Wait 52 weeks from the start of the tenancy or the last increase before the new rent can start.
- Expect that the tenant may challenge it. The tenant can apply to the First-tier Tribunal before the new rent starts; the tribunal decides the open-market rent and cannot set it above your proposal.
Our free Section 13 rent increase calculator works out the earliest start date and the latest date to serve the notice for your tenancy.
Where the rent-control debate stands
A 12 August 2026 Landlord Today report described a proposal from Propertymark, the letting agents' trade body, for a national "double lock" on rent increases, linked to wages and the Consumer Price Index (CPI), with exemptions for new homes and controls both during and between tenancies. That is a trade body's suggestion in a policy debate, not a government proposal.
The government's position is clear: it has said it has no plans to introduce rent controls, that it will not devolve rent-control powers to the Mayor of London, and that it does not support the introduction of rent controls. Policy can change, but there is no rent-control scheme before Parliament to plan around. For the latest figures on rents, see our UK landlord statistics.
Possible portfolio effects: separate evidence from argument
The Landlord Today report presents Propertymark's view that rent controls may reduce investment and available rental stock, and may lead some landlords to sell, change tenure or market, delay improvements, or become more selective about applicants. It also reports the trade body's argument that exemptions can create boundaries and incentives around which properties are controlled.
These are Propertymark's policy arguments and warnings, not settled outcomes for England, and the government's stated position is that it does not support rent controls. Actual effects would depend on the detailed design of any scheme, its exemptions, its application to current and future tenancies, and the broader rental market.
For a small landlord, it is more useful to turn that uncertainty into a structured review of their own information than to make a portfolio decision based on headlines alone.
Records worth organising before making decisions
A simple property-by-property review can help you identify what you know, what needs checking and what questions you would need answered if a formal proposal emerges.
Tenancy information
Keep current copies of tenancy agreements, section 13 notices, any tribunal decisions and key tenancy correspondence. Record important dates consistently, particularly tenancy starts and the dates each rent change took effect, because they decide when the next increase can start.
Rent history
Maintain a dated history of the rent charged for each property and when changes took effect. Include the relevant supporting documents and communications, rather than relying on memory or an incomplete spreadsheet.
Property costs and planned works
Bring together recurring and one-off property costs, invoices, maintenance records and planned improvement work. This is useful for understanding the property’s own history and for preparing questions for an accountant, agent or other qualified adviser.
Documents and evidence
Store documents so they can be found by property and date. Useful categories may include tenancy paperwork, contractor invoices, maintenance records, insurance documents and correspondence. Check your own retention needs with an appropriate professional where necessary.
A practical way to stay ready
Whatever happens in the policy debate, the same core questions keep each property ready for a rent review:
- What tenancy is currently in place and what documents support that record?
- When is the earliest date the next section 13 increase could start? (Our Section 13 rent increase calculator works this out.)
- What is the property's rent history?
- Which costs, repairs or projects are already committed or planned?
- What evidence of local market rents supports the figure you plan to propose?
A central record can make this review less time-consuming. If you want one place for property, tenancy, cost and document information, you can explore Portfoliq's landlord features. It can help with organisation, but it cannot determine whether a rent change is lawful or provide policy, legal, tax, financial or investment advice.
A central record can make this review less time-consuming. If you want one place for property, tenancy, cost and document information, you can explore Portfoliq's landlord features. It can help with organisation, but it cannot determine whether a rent change is lawful or provide policy, legal, tax, financial or investment advice.
What to do now
Do not plan around rent controls that do not exist. Instead, make sure each rent increase follows the section 13 process, keep evidence of local market rents for the figure you propose, and preserve a clear record of your rent history. Seek qualified advice before acting on a particular tenancy if your situation is unusual.
If your information is spread across folders, emails and separate spreadsheets, you may wish to start organising your property portfolio so that you can review the relevant records efficiently.
Sources and limitations
The government's position comes from written answers to Parliament in June and August 2026 and the GOV.UK guide to the Renters' Rights Act. The description of the "double lock" comes from the 12 August 2026 Landlord Today report of Propertymark's position, a trade body's view in an ongoing policy debate.
This information is general and is not legal, tax, financial or investment advice.