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Housing · the UK
Updated September 2026

📈 My rent increase seems too high — can I object, and to whom?

Direct answer

Rent increases are regulated almost everywhere: a maximum percentage per year, a reference index, or a rent cap in tense areas, plus a written notice with a minimum lead time. Do not just pay it. Object in writing to the landlord citing the rule, then ask Tenancy deposit scheme (DPS, mydeposits, TDS) (gov.uk) to check or decide — the tenancy body for the UK does this for free or a small fee. Shelter (0808 800 4444) tells you the current cap and helps you write. If the landlord threatens termination for refusing, Civil Legal Advice / Citizens Advice / Law Centres (0345 345 4 345) advises on your protection.

Call firstTenancy deposit scheme (DPS, mydeposits, TDS)
Report toShelter
If that failsCivil Legal Advice / Citizens Advice / Law Centres

🗣️ What to say

"I received your notice of [date] increasing the rent from [amount] to [amount] from [date]. This exceeds the permitted increase of [rule]. I do not accept it. I will continue to pay [current / permitted amount] and refer the notice to Tenancy deposit scheme (DPS, mydeposits, TDS) for review."

🪜 Step by step

  1. Check the noticeWritten, with the new amount, the date, the basis. Missing any of these usually makes it invalid.
  2. Check the capIndex, percentage or local rent cap — Shelter publishes the current figure. Many increases are simply above it.
  3. Object in writingCite the rule. Keep paying the old (or permitted) rent — never nothing.
  4. Ask Tenancy deposit scheme (DPS, mydeposits, TDS) to decideFree or cheap; the decision fixes the lawful rent and binds the landlord.
  5. Threats? Civil Legal Advice / Citizens Advice / Law CentresRefusing an unlawful increase is never a ground for eviction.

📇 All contacts

Tenancy deposit scheme (DPS, mydeposits, TDS)Free dispute resolution for protected depositsWhen the landlord will not agree the return🔗 www.gov.uk/tenancy-deposit-protection
ShelterFree housing adviceBefore you write, and if the deposit was never protected📞 0808 800 4444🔗 www.shelter.org.uk
Civil Legal Advice / Citizens Advice / Law CentresLegal aid on low income, free adviceWhen you cannot afford a solicitor📞 0345 345 4 345🔗 www.gov.uk/civil-legal-advice
County Court — money claim onlineClaims without a solicitor; up to 3× the deposit if it was unprotectedWhen the scheme cannot help🔗 www.gov.uk/make-court-claim-for-money

❓ Frequently asked

Can the rent go up every year?

Usually at most once a year and within the cap. Some countries freeze rents for the first year of a contract.

I signed a contract with an indexation clause

Indexation is allowed but limited to the official index and often to a maximum; the clause cannot exceed the law.

What if I already paid the higher rent?

You can reclaim the excess for the past months, in most countries up to several years back, through Tenancy deposit scheme (DPS, mydeposits, TDS).

📎 Sources

Last checked: 2026-09-26

🔎 Common searches

Recognise your own search? The answer above covers all of these.

  • “rent increase maximum the UK”
  • “object to rent increase”
  • “rent cap tenant rights the UK”
  • “landlord increased rent too much”
  • “rent tribunal increase”

🧭 Is this still correct?

We check this information carefully, but phone numbers, websites and rules change — and sometimes we get something wrong. Spotted a mistake or a change? Let us know below.

🔗 Related questions

🚪Eviction notice→🔑Deposit not returned→🔊Noisy neighbours→🔧Landlord won't repair→

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