The History behind Section 13 and the New Rules
Since 1 May 2026, Section 13 (Form 4A) of the Housing Act 1988 (Amended) has become the only mechanism for increasing rent on an assured periodic tenancy in England. Rent review clauses, informal agreements, and the pressure of a tenancy renewal have all been swept away, and letting agents managing rent reviews now need a considerably more disciplined process than many were used to under the old fixed-term system.
Has being a DIY Landlord become too Complicated?
In June 2022, Michael Gove the then Secretary of State made the following statement:- “Everyone has a right to a decent home. No one should be condemned to live in properties that are inadequately heated, unsafe, or unhealthy. Yet more than 2.8 million of our fellow citizens are paying to live in homes that are not fit for the 21st century. Tackling this is critical to our mission to level up the country. The reality today is that far too many renters are living in damp, dangerous, cold homes, powerless to put things right, and with the threat of sudden eviction hanging over them. They’re often frightened to raise a complaint. If they do, there is no guarantee that they won’t be penalised for it, that their rent won’t shoot up as a result, or that they won’t be hit with a Section 21 notice asking them to leave. This government is determined to tackle these injustices by offering a New Deal to those living in the Private Rented Sector; one with quality, affordability, and fairness at its heart.”
UK Private Rent and House Prices - July 2026
The Price Index of Private Rents (PIPR) measures private rent inflation for new and existing tenancies. The UK House Price Index (HPI) measures house price inflation.
England
Average monthly rent for England was £1,446 in June 2026, up by 3.4% (£47) from a year earlier. This annual rise was unchanged in the 12 months to May 2026 (3.4%).
The Renters’ Rights Act Three Months On – Challenges and Opportunities
On 1st May 2026, Phase 1 of the Renters' Rights Act came into force – the most significant overhaul of the private rented sector since the Housing Act 1988 (Amended). Assured Shorthold Tenancies gave way to periodic agreements, Section 21 was abolished, Section 8 became the only notice landlords can rely on to obtain possession and Section 13 the only lawful route to increase rent; rent in advanced has been limited to one monthly payment; landlords are not able to accept offers above the advertised asking price; there is no rent control or caps on rent increases, and rents can be increased in line with market rent; joint tenants can serve notice to bring the tenancy to an end without consulting with their co-tenants.