From 1 May 2026, the Renters’ Rights Act 2025 will introduce a more standardised approach to rent increases. Contractual rent review clauses will no longer be permitted, and landlords will need to rely on the statutory procedure set out in Section 13 of the Housing Act when reviewing rent during a tenancy.
For portfolio landlords working with Country Properties, this change brings added complexity. Managing a single rent review is one thing. Coordinating compliant increases across multiple properties, each with different start dates and tenancy histories, is another.
The once-per-year limit will require more planning.
Related: Possession Rules from May 2026: What Landlords Need to Know – A Country Properties Guide
Understanding the 12-month framework
Under the reformed system, rent increases during a tenancy will generally be limited to once in a 12-month period using the Section 13 mechanism. Landlords will need to:
- Serve the correct notice
- Provide the appropriate minimum notice period
- Ensure the proposed rent reflects local market conditions
Tenants will retain the right to challenge a proposed increase if they believe it exceeds market value.
For portfolio landlords, the timing of each tenancy becomes critical. Each property may sit at a different point within its own 12-month cycle. Missing an opportunity to review rent within that window could delay adjustments for another year.
Staggered tenancies and synchronising reviews
Many portfolio landlords operate with staggered tenancy start dates. Under the new framework, aligning rent reviews across multiple properties may become more complex.
Rather than applying broad annual uplifts across an entire portfolio, landlords will need to track:
- Individual tenancy commencement dates
- The last date a rent increase took effect
- Local market shifts affecting each property type
- Notice periods required for each review
A centralised tracking system will become essential for those managing several tenancies.
Market positioning across different property types
Beyond timing considerations, portfolio composition also matters. Many landlords hold a mix of property types, locations and tenant demographics. Under the Renters’ Rights Act 2025, each rent review will need to stand on its own merits.
An increase that may be appropriate for a high-demand family home may not align with market conditions for a smaller flat in a different area. Each proposal will need to reflect the local evidence available at the time of review.
Consistency across a portfolio does not mean identical increases. It means consistent compliance and evidence-based decision-making.
The role of local councils in enforcement
The Renters’ Rights Act 2025 will also strengthen the role of local councils in overseeing compliance. If landlords attempt to rely on prohibited clauses or apply increases outside the statutory framework, local councils will have powers to investigate and take action.
For portfolio landlords, the scale of operations increases exposure. An administrative oversight affecting several tenancies could draw greater scrutiny. Accurate documentation and procedural consistency will therefore be critical.
Related: Renters’ Rights Act: Local council checks and what self-managing landlords should do now
Planning ahead of 1 May 2026
As 1 May 2026 approaches, planning will be essential. The once-per-year limit does not prevent portfolio landlords from maintaining healthy rental income. It does, however, require greater coordination.
Before the reforms take effect, landlords should consider:
- Reviewing tenancy dates across their portfolio
- Assessing current rents against local market evidence
- Identifying properties that may require adjustment under the new system
- Ensuring record-keeping processes are robust
Preparing early can help avoid missed review windows and unnecessary delays.
Managing complexity with structured support
Coordinating rent increases across multiple tenancies demands organisation and careful timing. The Section 13 procedure will need to be applied correctly in each case, with attention to notice requirements and supporting evidence.
Country Properties supports portfolio landlords by:
- Tracking tenancy cycles and review dates
- Assessing rental levels against current market data
- Preparing compliant notices
- Monitoring how local councils are operating within their areas
With a structured approach, Country Properties can help portfolio landlords manage rent reviews and remain aligned with the Renters’ Rights Act 2025 from 1 May 2026.
