Why Landlords Should Consider a Rent Review Before the Renters’ Rights Act Takes Effect on 1 May

The upcoming Renters’ Rights Act represents the most significant reform to the private rented sector in a generation. While the intention is to create a fairer and more balanced system, the changes will also alter how and when landlords can review and increase rent.

For many landlords, this means that timing, process, and notice periods will become more important than ever.

If you have not reviewed your rent in the last 12 months, it may be worth considering doing so before 1 May, while the current framework still applies.

Here is why.

1. The End of Fixed Terms Changes Rent Strategy

Under the new Act:

• All tenancies will move to periodic only

• Fixed-term Assured Shorthold Tenancies will be abolished

This removes one of the most common opportunities landlords currently use to adjust rent, namely at renewal.

Instead, rent increases will rely primarily on the statutory rent increase process.

That process is more formal, more regulated, and potentially more open to challenge.

2. Rent Increases Will Rely on Section 13 Notices

After 1 May:

• Landlords will generally be limited to one rent increase per year

• Rent increases must be served using a Section 13 notice

• Tenants will have enhanced rights to challenge increases if they believe they are above market level

While Section 13 notices already exist, they will become the default mechanism for most landlords.

This introduces:

• More paperwork

• More structure

• Greater risk of delays

3. Notice Periods for Rent Increases Will Be Longer

One of the most important practical changes is the increase in notice time required before a rent increase can take effect.

Under the new regime:

• Rent increases will require longer notice periods (2 months) than many landlords are used to (1 month)

• This means landlords may have to wait several additional months before a new rent can be implemented

In simple terms:

If you wait until after 1 May to start the process, you could face a significant delay before any increased rent is received.

By contrast, reviewing and agreeing rent before the Act takes effect can often be achieved more quickly under current arrangements.

This alone is a strong reason to consider acting now.

4. Market Evidence Supports Sensible Reviews

Over recent years, many landlords have experienced:

• Increased mortgage rates

• Higher insurance premiums

• Rising maintenance and compliance costs

At the same time, rental values across most local markets have increased.

If your rent has not been reviewed recently, it may now be below current market level.

A sensible, evidence-based increase implemented before 1 May can:

• Protect your investment return

• Reduce the risk of needing a larger increase later

• Improve long-term sustainability of the tenancy

5. Smaller, Earlier Increases Are Often Better Received

From a tenant relations perspective:

• A modest increase now is often easier to accept than a larger increase later

• Early communication builds trust and transparency

• Tenants are more likely to view increases as reasonable when linked to market data and rising costs

Leaving rent unchanged for too long can lead to a sharp correction later, which is more likely to cause friction.

6. Avoid Being Locked Into an Under-Market Rent

Once the Renters’ Rights Act is live:

• You can only increase rent once every 12 months

• Longer notice periods may delay implementation

• Challenges may slow the process further

This means landlords could remain locked into an under-market rent for an extended period.

Reviewing rent now provides more control, flexibility, and certainty.

7. Professional Advice Matters More Than Ever

Not every tenancy will be suitable for a rent increase.

A good rent review should consider:

• Local comparable evidence

• Tenant payment history

• Property condition and specification

• Long-term strategy for the asset

This is not about pushing rents unnecessarily. It is about ensuring they are fair, sustainable, and aligned with the market.

Our Recommendation

If you have not had a rent review within the last 12 months, we strongly recommend discussing this with us before 1 May.

We can:

• Assess current market rent

• Advise on an appropriate figure

• Handle all communication professionally

• Ensure compliance with current and upcoming legislation

Early planning now can avoid delays, disputes, and missed income later.

If you would like us to review your rent or discuss your options, please contact our team.