What to do if your landlord raises the rent without notice

The three lawful routes — and nothing else

In England the rent on an assured shorthold tenancy can only go up in one of three ways:

1. A rent-review clause in your tenancy agreement, followed exactly as written.
2. A Section 13 notice on the prescribed Form 4A, once the tenancy is periodic.
3. A new figure that you agree to in writing, usually by signing a new agreement.

A text message, a WhatsApp, a phone call, a note through the door, or an agent's email is none of these. If your landlord has used one of those and there is no review clause, the increase has no legal force.

What to do this week

• Check your tenancy agreement for a rent-review clause. Look for headings like "Rent review", "Variation of rent" or a clause allowing annual increases.
• Keep paying the existing rent in full and on time. Never withhold rent — arrears give the landlord a possession ground and destroy your position.
• Do not pay the new figure before you have objected. Paying it can be read as agreeing to it.
• Reply in writing, politely and without accusation, saying that you have not received a Section 13 notice, that you do not agree to the proposed figure, and that you will continue paying the current rent.
• Keep a paper trail. Save the message that announced the increase, your reply, and your bank payment records.

What to say

Firm, factual, and non-confrontational works far better than an angry reply — it signals you know the rules without making the relationship adversarial.

If the landlord escalates

• If they later serve a proper Form 4A, check the notice period, the start date and the 52-week rule before deciding whether to accept, negotiate or refer it to the tribunal.
• If they threaten eviction, harass you, or try to change the locks, contact Shelter or your local council's tenancy relations team — both are unlawful responses.
• If a letting agent is involved, ask which redress scheme they belong to; agents must be members of one and it gives you a free complaints route.

Frequently asked questions

Can my landlord raise the rent by text or email?

They can ask, but a text or email is not a valid Section 13 notice. Unless your agreement has a rent-review clause or you agree in writing, the increase is not binding.

What happens if I just keep paying the old rent?

If no valid notice was served and you have not agreed, the old rent remains the rent legally due. Keep paying it in full and on time, and keep the payment records.

Does paying the higher amount once mean I have accepted it?

It can. Paying the increased figure without objection may be treated as accepting a variation of the tenancy by conduct, so object in writing before your next payment date.

Can I be evicted for refusing an informal increase?

Not directly. A landlord must still follow the correct possession procedure with proper notice and, if necessary, a court order. Retaliatory eviction protections may also apply.

Related guides

• Invalid Section 13 noticeA plain-English guide for UK tenants on the Form 4A rules landlords get wrong — wrong notice period, wrong form, wrong dates — and what to do if your Section 13 notice is invalid.
• How much can rent go up?There is no legal cap on rent increases in England, but the increase must be fair compared with similar local properties. Here is how the limit actually works and how to challenge an above-market rise.
• Section 13 notice periodsHow much warning your landlord must give before a rent increase takes effect, how the notice period is counted, and the date mistakes that make a Form 4A invalid.