Section 13 Notices Explained: What Bristol Landlords Need To Know About Rent Increases
If you are a landlord in Bristol, chances are you have heard a lot of discussion recently about Section 13 notices and rent increases.
With tenancy reform changes now in force, Section 13 has become the main legal route for increasing rent on most residential tenancies in England.
And understandably, many landlords are nervous about getting it wrong.
At Nook, we are already seeing confusion around:
when a rent increase can happen
how much notice needs to be given
what happens if a tenant challenges it
and whether landlords can still agree increases informally
The reality is this:
For well-organised landlords, Section 13 is not something to panic about. But it does need to be handled properly.
What Is A Section 13 Notice?
A Section 13 notice is the formal legal process used to increase rent on a periodic tenancy under the Housing Act 1988.
Since the tenancy reforms introduced in May 2026, most private tenancies automatically become periodic rather than fixed-term. That means landlords can no longer rely on renewing a fixed-term contract with a higher rent built in.
Instead, rent increases are generally carried out using a Section 13 notice.
How Often Can You Increase Rent?
Under the current rules:
rent can usually only be increased once every 12 months
in most cases, landlords cannot increase rent during the first year of a tenancy
landlords must give at least two months’ notice
the increase must reflect genuine market rent levels
This is one of the biggest misconceptions we are seeing.
Some landlords assume they can simply “adjust the rent” because mortgage rates or costs have increased. Unfortunately, that is not how the legislation works.
The proposed rent still needs to be reasonable compared to similar local properties.
Can Tenants Challenge A Rent Increase?
Yes.
Tenants now have the right to challenge a Section 13 increase through the First-tier Tribunal if they believe the proposed rent is above market value.
That does not mean every increase will be challenged.
But it does mean landlords need evidence behind their pricing.
At Nook, when we advise on rent reviews, we look at:
comparable Bristol properties
condition and presentation
current supply and demand
local tenant behaviour
and realistic achievable rents, not just optimistic portal pricing
There is no benefit in serving an inflated notice that immediately damages the tenant relationship or ends up disputed.
What We Are Seeing In Bristol
Bristol’s rental market is still strong, but it has changed.
Tenants are more price sensitive than they were two years ago.
Properties are taking longer to let if they are overpriced.
And renters are far more aware of their rights than they used to be.
That means landlords need a more strategic approach than simply “putting the rent up because everyone else is.”
The landlords who will perform best over the next few years are likely to be the ones who:
keep properties well maintained
communicate clearly
stay compliant
and review rents steadily rather than leaving them untouched for years and then trying to make large jumps
Can You Agree A Rent Increase Informally?
In some cases, yes.
Landlords and tenants can still mutually agree a rent increase without a formal dispute process.
In reality, many rent increases are agreed through conversation first and formalised afterwards.
The problem comes when:
the increase is unrealistic
communication is poor
or paperwork is not handled correctly
That is where things can quickly unravel.
The Bigger Picture
The recent changes are not really designed to stop landlords increasing rent.
They are designed to stop unfair or retaliatory rent increases being used as a backdoor eviction tool.
For professional landlords who already operate fairly and transparently, most of the principles behind Section 13 are probably quite close to how they already manage their properties.
Let’s Talk!
Need Help Navigating Rent Reviews?
At Nook Lettings, we are helping Bristol landlords navigate the new legislation every day.
That includes:
advising on realistic market rents
handling Section 13 notices correctly
reducing the risk of disputes
and helping landlords balance compliance with protecting long-term rental income
Because in this market, good management matters more than ever.
Nook Lettings
Call: 0117 370 4778
Email:hello@nooklettings.com