Resources · Tenants
Can I Refuse a Rent Increase?
- You cannot void a valid Section 13 notice by simply refusing it — once it takes effect, the higher rent is legally due.
- What you can do is refer it to the First-tier Tribunal before the effective date, for free.
- From 1 May 2026, the tribunal can only set the market rent or lower— it cannot raise the figure above what the landlord proposed (s.14ZB Housing Act 1988 as amended).
- If you think the notice itself is flawed, check its validity first— a defective notice has no legal effect at all.
“Refusing” a rent increase is not a legal concept in England. A Section 13 notice is a statutory mechanism: it sets out a proposed rent and an effective date, and unless a tenant refers it to a tribunal or the notice itself is defective, the new rent takes effect on that date. This page explains what a tenant can actually do — and why the tribunal route carries no financial downside since 1 May 2026.
Why You Can’t Simply Say No
A Section 13 notice takes effect by statute. It does not require the tenant’s agreement. Refusing to sign, or verbally disagreeing with the amount, does not stop the notice from operating. If you continue paying the old rent after the effective date, you will be in rent arrears — and arrears can trigger a possession claim.
What You Can Do: Refer to the Tribunal
Under section 14 of the Housing Act 1988, a tenant can apply to the First-tier Tribunal (Property Chamber) to have the proposed rent assessed before it takes effect. The tribunal sets a market rent for the property.
From 1 May 2026 the Renters’ Rights Act 2025 introduced section 14ZB, which caps the tribunal’s determination: it can set the market rent or a lowerfigure — it cannot raise the proposed rent above what the landlord asked for. This means a tenant who refers a Section 13 notice to the tribunal faces no risk of the outcome being worse than doing nothing.
The application is free. You must apply before the effective date shown on the notice. Once the tribunal accepts the application, the rent increase is paused until the determination. See how a market rent determination works for the full process.
Before referring a notice to the tribunal — or paying the new rent — check whether the notice is valid at all. A Section 13 notice that uses the wrong form, gives less than two months’ notice, specifies a mid-period effective date, or gets the figures wrong is void. A void notice has no legal effect and the old rent continues to apply. Run the validity self-check or read the 7 mistakes that invalidate a Section 13 notice.
Informal Negotiation
Nothing prevents a tenant from approaching the landlord and proposing a different figure. If both sides agree, the landlord should serve a fresh Section 13 notice at the agreed amount before the original notice takes effect. Relying on a verbal side-agreement without correcting the formal notice leaves uncertainty about what the legally-due rent is.
Is the Proposed Rent Above Market Rate?
If you want to know whether the proposed figure is above market before deciding whether to refer, the benchmark is comparable rents for similar properties in the same area. Our guide on how much rent can be increased explains how the tribunal applies the market rent test. Since the tribunal cannot go higher than the proposed figure, there is rarely a downside to referring a notice you are uncertain about.
Check your rent increase timelineRelated guides
Apply for a Market Rent Determination
How a challenged Section 13 reaches the First-tier Tribunal and the s.14ZB cap.
Is My Section 13 Rent Increase Invalid?
A 7-point validity check tenants can run in 5 minutes — form version, dates, figures.
Rent Increase Limits UK
Is there a maximum? Why the RRA is not a rent cap — and the three real limits.
Frequently Asked Questions
Can a tenant refuse a rent increase in England?
A tenant cannot void a valid Section 13 notice by refusing it — once it takes effect, the new rent is legally due. What a tenant can do is refer the proposed increase to the First-tier Tribunal before the effective date. From 1 May 2026 a tribunal determination can only set the market rent or a lower figure (s.14ZB Housing Act 1988 as amended), so a challenge cannot make things financially worse.
What happens if I don’t pay the new rent after a Section 13 notice?
Once a valid Section 13 notice takes effect, the new rent is the legally due amount. Not paying it accumulates rent arrears, which can lead to possession proceedings. If you want to dispute the amount, apply to the First-tier Tribunal before the effective date shown on the notice — not after.
How do I challenge a rent increase at the tribunal?
Apply to the First-tier Tribunal (Property Chamber) before the effective date on the Section 13 notice. The application is free, and from 1 May 2026 the tribunal can only set the market rent or reduce the proposed figure — it cannot increase it above what the landlord proposed.
Can I negotiate a rent increase with my landlord?
Yes. Nothing prevents a tenant and landlord agreeing a different figure informally. If an agreement is reached, the landlord should serve a fresh Section 13 notice at the agreed amount before the original notice takes effect. A verbal side-agreement without a corrected notice leaves uncertainty about what rent is legally due.