Set an asking rent using evidence for comparable homes, and treat an existing tenant's rent review as a separate legal process. Rising costs alone do not establish the market rent or allow a landlord to bypass notice requirements.

Build a useful rental comparison

Compare properties with a similar location, size, condition and letting arrangement. Note whether the figure is an advertised asking rent or an achieved rent and when the evidence was gathered.

An extra room, parking space or different furnishing arrangement can change the comparison. For a property in Harrow or Brent, look closely at the actual address and facilities rather than rely only on a borough wide average.

Ask your agent to explain the proposed figure and the evidence behind it. Keep the comparison record so the decision can be revisited when the market or property changes.

Understand the cost of an unrealistic asking rent

Consider an illustrative home which could let for £1,800 a month. Holding it empty for one additional month while pursuing £1,900 means giving up £1,800 of rent. The extra £100 a month would take 18 occupied months to recover that amount, ignoring other costs and assuming both rents were achievable.

This does not establish the correct rent for any property. It shows why the starting rent and the likely time without income should be considered together.

For a new letting, the advertising rules prohibit inviting or accepting bids above the advertised rent. Decide the asking figure carefully before the campaign rather than plan to increase it through a bidding process.

Follow the rules for an existing tenancy

For an assured periodic tenancy in England, the government's current guidance says a landlord cannot increase the rent in the first year and can increase it only once a year. The Section 13 process uses Form 4A with at least two months' notice. Tenants can challenge a proposed rent above the open market level through the First tier Tribunal.

Check the last increase, tenancy history, required dates and valid service method before issuing a notice. Transitional situations need their own assessment. A friendly conversation can explain the proposal, but it should not replace the required process.

Keep communication and records clear

Explain the proposed change and retain the supporting evidence, notice and delivery record. If the tenant raises an issue, respond through the appropriate process rather than assume silence or an informal message has resolved it.

Review the property's condition alongside the rent. Outstanding repairs need action in their own right; a rent review is not a reason to postpone them.

Common questions

Can I increase rent because my mortgage payment rose? Mortgage costs may affect your finances, but the proposed rent and procedure still need to meet the applicable rules.

Can I use an old rent review clause for a new increase? Do not rely on old wording. Check current guidance and use the process applicable to the tenancy.

Want a rental assessment? Contact Nivas Estates to discuss comparable evidence and the management steps needed for your property.

Related reading

Sources

Information checked on 26 October 2026. General information for England; obtain advice for your circumstances.