UK RRA 2025: New Rent Increase Rules and Statutory Pet Right

The Renters’ Rights Act 2025 introduces two practical changes that hit every English landlord and tenant directly: a regulated rent increase mechanism (Section 13 only) and a statutory pet right. This article walks through both in detail — the legal anchors, the practical workflow, the new tenant protections, and the gyoseishoshi-perspective traps that turn well-intentioned compliance into a Tribunal application.

Part 1 — The New Rent Increase Regime

1-1. The Old World vs the New World

The single biggest change for landlords with long-term tenants is that contractual rent escalators are dead. The clause “rent increases by RPI + 2% on each anniversary” is unenforceable from 1 May 2026. The only lawful path is Section 13.

1-2. The Section 13 Process — Step by Step

Section 13 of the Housing Act 1988 (as amended by RRA 2025) is the only lawful route to increase rent under an APT.

Step 1: Determine eligibility

• Has the tenancy been an APT for at least 12 months? (Or has it been at least 12 months since the last Section 13 increase took effect?)
• If less than 12 months, you cannot use Section 13 yet.

Step 2: Compile market evidence

• Comparables: similar properties in the area at current rents
• Online sources: Rightmove / Zoopla recent lets
• Letting agent valuation in writing
• Document the methodology

Step 3: Serve the Section 13 notice

• Use the prescribed form (Form 4 or its successor)
• State the current rent
• State the proposed new rent
• State the date the new rent takes effect (at least 2 months after service)
• Sign and date

Step 4: Wait the notice period

• 2 months minimum
• Tenant may apply to the First-tier Tribunal (Property Chamber) within the notice period

Step 5: New rent takes effect

• If tenant did not challenge: new rent applies from the stated date
• If tenant challenged: new rent applies as determined by the Tribunal (could be lower than proposed; could be the same; rarely higher)

1-3. The Tenant’s Tribunal Challenge — Section 14

Under HA 1988, s.14, the tenant may apply to the First-tier Tribunal (Property Chamber) to challenge the proposed rent. The Tribunal:

• Determines the rent the property would let at on the open market
• May confirm the proposed rent, increase it (rare), or reduce it
• Decision is binding and replaces the landlord’s notice

The Tribunal is essentially a market-rent ceiling. Excessive proposed increases are commonly reduced.

Tribunal: https://www.gov.uk/courts-tribunals/first-tier-tribunal-property-chamber

1-4. The 12-Month Frequency Rule

The RRA 2025 limits Section 13 increases to once every 12 months. The clock starts on:

• The date the tenancy began (for the first increase), OR
• The date the previous increase took effect

A landlord serving a second Section 13 notice within 12 months of the first increase commits a procedural error; the second notice is invalid. The tenant may simply ignore it (best to challenge formally to put the issue beyond doubt).

1-5. What Section 13 Cannot Do

Section 13 increases are upward only in practice (although the Tribunal can reduce on challenge). The mechanism does not:

• Permit a landlord to “true up” multiple missed increases at once
• Permit retrospective increases
• Permit a side agreement that bypasses the statutory rate
• Permit a “performance escalator” tied to the tenant’s individual circumstances

Negotiated mid-tenancy increases by mutual written agreement are permitted, but they are agreement rather than a unilateral increase. The tenant can refuse without consequence.

Part 2 — The Statutory Pet Right

2-1. The Old World vs the New World

2-2. The New Right — What the RRA 2025 Says

Under the Renters’ Rights Act 2025:

• A tenant of an APT may request in writing to keep a pet at the property
• The landlord must respond in writing within a reasonable time (regulations expected to specify 28 days)
• The landlord may only refuse on reasonable grounds
• Where consent is given:
  • The landlord may require the tenant to maintain pet damage insurance
  • OR the landlord may require the tenant to pay a reasonable amount toward the landlord’s own pet damage insurance
  • The landlord cannot demand a separate pet deposit (Tenant Fees Act 2019, Schedule 1)

2-3. What “Unreasonable” Refusal Looks Like

Likely reasonable refusals:

• Head lease prohibition
• Property genuinely unsuitable for the pet (size, environment, lack of outdoor access)
• Specific dangerous animal (Dangerous Wild Animals Act 1976; Dangerous Dogs Act 1991)
• Documented prior pet damage by the same tenant
• Tenant cannot/will not obtain pet damage insurance and refuses surcharge route

Likely unreasonable refusals:

• “I just don’t like pets”
• “Pets damage carpets” (generic — addressed by insurance/surcharge)
• Discriminatory animus toward assistance dogs (Equality Act 2010 also engaged)
• “I might want to sell soon” (speculative)

2-4. The Insurance Mechanics

Route A — Tenant pet damage insurance: Tenant takes out a standalone policy; typical cost £8–£20/month. Tenant proves cover at inception and renewal.

Route B — Landlord’s policy + surcharge: Landlord adds pet damage cover; tenant pays the actual additional premium as a surcharge. The amount must be the actual extra cost — profiteering converts the surcharge into a prohibited payment under the Tenant Fees Act 2019.

2-5. The Deposit Cap Interaction

The 5/6 weeks deposit cap (Tenant Fees Act 2019, Schedule 1) applies absolutely. There is no separate pet deposit. A landlord who collects an additional “£500 pet deposit” commits a prohibited payment exposing them to civil penalty up to £5,000 (first offence) or £30,000 (repeat).

Source: https://www.gov.uk/government/publications/tenant-fees-act-2019-guidance

2-6. The Equality Act 2010 Overlay

Refusing an assistance dog (guide dog, hearing dog, etc.) for a tenant with a disability is unlawful under the Equality Act 2010, ss.20–21 (reasonable adjustments) and s.13 (direct discrimination). The RRA 2025 sets the floor; the Equality Act sits on top — and Equality Act compensation is uncapped.

Part 3 — Common Mistakes (Both Topics)

Mistake 1: Continuing to Use a Pre-RRA Tenancy Template

Symptom: New tenancy from June 2026 contains contractual rent escalator and “no pets” clause. Effect: Both clauses unenforceable. Future rent increases must come via Section 13; pet refusal must be on reasonable grounds. Fix: Replace template before 1 May 2026.

Mistake 2: Excessive Section 13 Proposed Rent

Symptom: Landlord proposes 25% increase; tenant challenges; Tribunal reduces to market rate (e.g. 4%); landlord has signalled hostility for nothing. Fix: Price increases at market. Use comparables. Aim for the Tribunal-confirmed rent.

Mistake 3: Refusing Pets Without Stating Reasons

Symptom: Landlord refuses pet request without giving reasons. Effect: May be inferred as unreasonable refusal. Tenant may keep pet and resist any landlord enforcement; landlord exposed to challenge. Fix: Always state written reasons, pinned to the framework in §2-3.

Mistake 4: Charging “Pet Deposit” on Top of Standard Deposit

Symptom: Landlord collects 5 weeks’ standard deposit + £500 pet deposit. Effect: Prohibited payment under Tenant Fees Act 2019; civil penalty up to £5,000 / £30,000. Fix: Use insurance/surcharge route; do not collect a separate deposit.

Mistake 5: Profiteering on Pet Insurance Surcharge

Symptom: Landlord charges tenant £30/month “pet insurance surcharge”; actual added premium is £4/month. Effect: Excess £26/month is a prohibited payment. Fix: Pass through actual extra cost only; document with insurer invoice.

Part 4 — The MmowW Scrib🐮 Workflow

Cell #8 (UK Lease — APT) handles both topics:

• Section 13 generator — produces the rent increase notice in the prescribed form, with calendar reminder and market-evidence checklist
• Pet consent workflow — generates request form for tenant, response template for landlord, and structured pets clause for the tenancy agreement that complies with the new statutory right

The pet workflow asks at outset whether the tenant has, or expects to have, pets — routing the answer to the appropriate template before signature.

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Disclaimer

This article provides legal information, not legal advice. MmowW Scrib🐮 is a document preparation service operated by a licensed Gyoseishoshi (行政書士) office in Japan. We are not solicitors, barristers, or attorneys.

Sources

1. Renters’ Rights Act 2025: https://www.legislation.gov.uk/ukpga/2025/26/contents
2. Housing Act 1988: https://www.legislation.gov.uk/ukpga/1988/50/contents
3. Tenant Fees Act 2019 guidance: https://www.gov.uk/government/publications/tenant-fees-act-2019-guidance
4. First-tier Tribunal (Property Chamber): https://www.gov.uk/courts-tribunals/first-tier-tribunal-property-chamber