On May 20, 2026, the Office for National Statistics (ONS) released the latest rent data: in April, private rents in the UK increased by 3.5% year-on-year, with the average monthly rent of £1,381 hitting a record high. England has the highest increase of £1,438 (+3.5%), Wales has the highest increase of 4.9%, and Northern Ireland has the highest increase of 4.0%. Although London has the lowest increase (2.0%), it has the highest absolute value, reaching £2,290/month, and Kensington and Chelsea even soared to £3,597.
For Chinese tenants in the UK, this is not a cold number, but a dull pain after the monthly salary arrives. But please don't worry yet - on May 1, 2026, , the UK's "Renters' Rights Act 2026" (Tenants' Rights Act) will officially come into effect. Tenants have a stronger legal shield than at any time in the past 30 years. Landlord wants to randomly increase price by £200? Not so easy anymore.
1. Three changes in May’s new law that UK visa tenants should know most
The core of the new law is to raise the status of tenants to a new level. The three most critical points are:
1. Section 21 "Deportation without Reason" was officially repealed. April 30, 2026 is the last date a landlord can serve a Section 21 notice. Starting from May 1, landlords who want to repossess their houses must go through Section 8, provide specific statutory reasons (serious rent arrears, sale of owner-occupied property, close relatives moving in, etc.) and accept court review.
2. All ASTs are automatically converted to Assured Periodic Tenancy (APT periodic lease). no longer has a mandatory 12-month fixed period. As long as you pay the rent on time and comply with the terms, you can theoretically stay there forever; you only need to give 2 months' written notice if you want to move out.
3. The rent can only be increased once a year and cannot be higher than the market price. landlords can no longer temporarily increase prices every few months on the grounds of "renovation" or "market conditions".
2. Form 4A: The only way for British landlords to legally increase rents
Many Chinese tenants believe that "the landlord can raise the rent just by sending a WeChat message" - after the new law, this method is completely unworkable. If the landlord wants to legally increase the rent, he must strictly follow the procedures of Section 13 of the Housing Act 1988:
· Service in writing using statutory form Form 4A
· At least 2 months notice in advance
· Can only be increased once in 12 months
· After the increase, the rent shall not exceed the open market rent in the same location and conditions.
⚠️ Important: If you receive a "rent increase notice" only by email, text message, orally, or without completing the Form 4A information - is completely legally invalid , and you have the right to continue paying the original rent.
If there is a "rent review clause" in the contract, it will be invalid after the new law. Landlords can no longer use their own terms and conditions to circumvent Section 13.
3. Do you think the increase is too much? Apply for free UK Tribunal Counterattack
The First-tier Tribunal (Property Chamber) is the "gas station" for tenants. After the new law, the threshold is so low that almost everyone can use it:
① Application steps: After receives Form 4A, submit Rents 1 form before the effective date of the notification (GOV.UK can be downloaded).
② Application fee: Tenant application free of charge . You can appear in court remotely via video. A lawyer is not required.
③ Evaluation method: Tribunal conducts self-investigation on the actual transaction rent of the same apartment type in the same location.
④ Waiting time: It takes about 5-6 months from application to hearing (the number of cases has increased sharply after the new law, it may be longer), and the award will be issued within 6 weeks after the hearing.
📌 Key protection: The new rent set by the Tribunal cannot be higher than the number originally written by the landlord on Form 4A, and it will not be retroactive to the month before the hearing. In other words - appeals have only upside, no downside risk.
This "no upside risk" rule was specifically inserted into the 2026 new law. The legislative intention is to encourage tenants not to swallow their anger. During the waiting period, you will still pay the original rent.
4. Five practical tips for avoiding pitfalls for Chinese visa tenants in the UK
① Keep all written evidence. landlord’s WhatsApp, emails, phone recordings, all screenshots are archived. The Tribunal process relies heavily on evidence.
② Do your own "market research" first. Zoopla and Rightmove took screenshots of houses for rent in the same community/street, proving that the landlord’s asking price exceeded the market—this was the core argument for winning the appeal.
③ The deposit must be deposited into the government certified account (DPS/mydeposits/TDS). If the landlord fails to save, you can recover up to 3 times the deposit as compensation.
④ Don’t be frightened by “I ask you to move out” and take the initiative to sign a new contract. Section 21 has been abolished and the landlord cannot evict at will. Giving in and signing a new contract = voluntarily accepting a price increase.
⑤ If it involves the permanent residence path, update the BRP / eVisa address before moving + keep the old address’s utility bill. When reviewing ILR, Home Office will check the address chain of the past five years, and any missing segments may be supplemented.
5. Stable rental = stable path to permanent residence in the UK
For Chinese people who take the Skilled Worker, Spouse Visa, and Long Residence 10-year permanent residence path, a stable lease is not only a matter of saving money, but also directly affects:
· For continuous residence certificate : ILR application, you need to submit a list of addresses in the past 5 years. Each time you are forced to move, the document complexity increases.
· rolling 180-day exit window : Returning to the country to handle matters during the moving period must be included in the 12-month window
· Right to Rent check : The new landlord will re-check the visa status. If eVisa is not switched properly, the rental may be stuck.
Not sure how many days are left in your permanent residence countdown, or whether you have crossed the limit on the number of days you have left the country? You can use 永居计算器 APP to calculate to the day. If you encounter difficult landlord/visa issues, you are welcome to join our licensed lawyers on WeChat for consultation.
This article is for reference only, please consult a licensed attorney or Citizens Advice for specific circumstances.
Data source: ONS "Private rent and house prices, UK: May 2026"; GOV.UK "Renters' Rights Act 2026 Information Sheet"; Shelter England Rent Adjustment Guidelines.
💬 Chat in the comment area
Have you recently received a rent increase notice from your landlord? How much has it increased? Planning on accepting or applying to Tribunal? Welcome to write down your city + house type + increase in the comment area, so that more people in Britain and China can see the real market data.
If you find it useful, please forward it to your friends who are also applying for permanent residence in the UK - permanent residence is stable only when renting is stable.