How to manage rent reviews fairly under the new legislation

If you let a privately rented home under an assured tenancy in Wandsworth, rent increases now follow a single statutory process. Since 1 May 2026, the Renters’ Rights Act 2025 has required private landlords in England to use Form 4A under Section 13 of the Housing Act 1988, give at least 2 months’ notice and limit increases to once every 12 months. The proposed amount should reflect the open market rent for a comparable property.

This change applies to assured periodic tenancies. Existing assured shorthold tenancies became assured periodic tenancies on 1 May 2026, while new assured tenancies are also periodic and run on a rolling basis, commonly monthly. For the wider picture, our guide to what the Renters' Rights Act means for Wandsworth landlords explains how the reforms fit together.

One route for increasing the rent

Every rent increase must use the Section 13 process, even where the landlord and tenant have already discussed or agreed the proposed amount. Rent review clauses in tenancy agreements, including RPI- or CPI-linked clauses, can no longer be used to implement future increases.

A landlord cannot increase the rent during the first 12 months of a tenancy or within 52 weeks of the previous increase taking effect. A valid notice must use the current Form 4A and state a commencement date at least 2 months after it is given. The National Residential Landlords Association provides additional practical information for landlords.

Setting a rent that can be supported

The tribunal considers the rent the property could reasonably achieve if it were offered on the open market. Comparable properties should therefore be similar in location, size, condition, furnishings and facilities. Evidence of recently agreed local tenancies is generally stronger than asking prices shown on property portals.

Our articles on the rental yields Wandsworth landlords are actually earning, how to maximise rental income on a Wandsworth property and demand across Wandsworth, Clapham and Battersea can help you assess the local market. However, the final figure should reflect the individual property rather than a borough-wide average.

If a tenant considers the increase excessive or the notice invalid, they can apply to the First-tier Tribunal before the proposed new rent begins. An application currently costs £47, although help with fees may be available. The tribunal may confirm the proposed rent or set a lower market rent, but it cannot award more than the landlord requested. If its decision comes after the proposed start date, the new rent will usually begin from the next rent-payment date after the decision.

Getting the process right

Before serving a notice, check the tenancy start date and the date the last increase took effect. Use the current form, allow the full notice period and retain proof of service. Keep evidence such as comparable agreed rents, property particulars and details of the property’s condition or improvements. Discussing the proposal with the tenant before serving the form may also reduce misunderstandings, although the formal notice is still required.

Compliance can be reviewed alongside your buy-to-let's move to EPC C. Landlords considering a sale or further investment can also browse properties for sale in Wandsworth, register as a buyer or read why the area remains a strong long-term investment market.

These residential rules do not apply in the same way to commercial property to let or commercial premises for sale. Current official guidance is available on GOV.UK.

Lets Find A Home can manage the notice, market evidence and tenant communication through its full management service. The service is advertised at 13% of rent, with no VAT currently added, although separate charges may apply. Contact Lets Find A Home to review your tenancy dates and plan the next increase correctly.

Click here to schedule an appointment with Matt, founder of Lets Find A Home