How To Get Rental Reviews Right Under The New Rules.

Summer is when many landlords sit down and review their portfolios, and rent is usually top of the list. Since 1 May, the rules on putting rent up have changed. The good news is that reviewing rent is still allowed - it just has to be done the right way.

_What's changed

Under the Renters' Rights Act, rent can only be increased once a year, and you must give tenants at least two months' notice. Increases also now go through a formal process using the prescribed notice, rather than through rent review clauses written into a tenancy agreement.

Tenants can challenge an increase they believe is above the market rate by applying to the First-tier Tribunal. The tribunal will look at what comparable properties in the area are letting for.

Why evidence matters more than ever

In practice, this means any increase needs to be backed up. If you can show that similar properties nearby are letting at the level you're proposing, you're on solid ground. If you can't, you risk a challenge, delays and an unhappy tenant.

Before proposing a new rent, it's worth pulling together:

• Current asking rents for similar properties in the same area
• Recently let comparables, not just what's being advertised
• Any improvements you've made to the property since the last review
• The condition of the property and any outstanding repairs

For HMOs, compare room by room. A room with an en-suite in a well-run house in Fallowfield or Salford won't compare like-for-like with a basic room elsewhere.

Think about the whole picture

With tenancies now periodic, tenants can leave with two months' notice. A rent rise that's slightly above market could cost you far more in a void period, marketing and turnaround than it earns. Keeping good tenants on a fair rent is often the more profitable option over a year.

Timing matters too. Plan your annual review dates across the portfolio so increases don't all land at once and you're not left scrambling to meet notice periods.

The section 21 cut-off

There's one more July date worth knowing about. Any section 21 notice served before 1 May had to be acted on by 31 July 2026 - that was the last day to start court proceedings using one. After that date, those notices are no longer valid, and all possession claims go through the new section 8 grounds.

If you were relying on an older notice, it's important to understand where you now stand and what your options are under the new rules.

How we handle rent reviews

For the landlords we manage, rent reviews are part of the service. We track market rents across Greater Manchester, prepare the evidence, serve the correct notice on time and handle any conversations with tenants. The aim is simple: a fair rent that reflects the market, without putting a good tenancy at risk.

If you'd like a second opinion on what your properties should be achieving, get in touch for a free rental appraisal.

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