Unfair or Unlawful Rent Increase

No federal law on rent increase notice periods or rent control — governed entirely by state/local law, which varies widely. Most states have no rent control and simply require the same notice as for ending a periodic tenancy (commonly 30 days, longer in some states/cities).

State examples verified

California (Tenant Protection Act of 2019 / AB 1482): for most covered rental units, rent increases are capped at 5% plus the regional CPI change, or 10%, whichever is lower, over any 12-month period, with no more than 2 increases in a 12-month period. Oregon (SB 608 as amended by SB 611): statewide rent increases on most tenancies are capped at 7% plus CPI or 10%, whichever is lower, published annually by the state; landlords must also give 90 days' notice of a rent increase (HB 3113).

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Housing Act 1988 s.13 ('section 13 process'), as applied to assured periodic tenancies under the regime in force since the Renters' Rights Act 2025 reforms commenced on 1 May 2026

When and how

A landlord can only increase the rent once a year, and cannot increase it in the first year of the tenancy. The landlord must give at least 2 months' notice using form 4A ('Landlord's notice proposing a new rent'), delivered in person, by post, or by email if the tenancy agreement allows it.

Tribunal challenge

If the tenant thinks the proposed increase is higher than the 'open market rent' (what the landlord could expect letting the property afresh on the open market), they can ask the First-tier Tribunal to review it.

Transitional rule

Rent review clauses in tenancy agreements can no longer be used for rent increases taking effect after 1 May 2026, even if agreed before that date. If notice was given using the old 'form 4' before 1 May 2026, its notice period/increase still applies even if the new rent starts after that date, and the tenant can still challenge it at the Tribunal. After any increase (via form 4 or a rent review clause), the next increase cannot take effect until at least a year after the last one did.

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