If you are reviewing rental income this year, understanding the new rules around rent increases is essential. For landlords in Rotherham, Sheffield, Barnsley, Doncaster, Worksop, Chesterfield and the wider South Yorkshire and North East Derbyshire areas, the Renters’ Rights Act has changed how and when rent can be increased. Official guidance confirms that landlords must now use the section 13 process, give at least two months’ notice and increase rent no more than once every 12 months.

For local landlords, that means rent reviews need to be approached more carefully than before. It is no longer just a question of whether rents have gone up in your area. You also need to consider timing, paperwork, market evidence and tenant communication.

At Bricknells Rentals, we work with landlords across the region, supporting both owner managers and portfolio landlords with practical lettings and property management advice.

What the Renters’ Rights Act means for local landlords

The Renters’ Rights Act has brought major changes for private landlords in England. GOV.UK confirms that assured shorthold tenancies have transitioned into assured periodic tenancies and that rent increases now need to follow a formal legal route.

For landlords, the key point is that rent increases are still allowed, but they must now be handled carefully. The old habit of relying on informal agreements or older tenancy wording is much more risky.

The current rules mean:

Rent can only usually be increased once every 12 months

GOV.UK states that landlords can only increase rent once a year under the new system.

At least two months’ notice must be given

The prescribed section 13 process includes a minimum notice period of two months.

The increase must reflect market rent

The government information sheet says: “Any rent increase must be no higher than the open market rent.”

Tenants can challenge an increase they believe is too high

If the proposed rent is above market level, tenants can apply to the First-tier Tribunal.

For landlords with property in competitive rental markets such as Sheffield and parts of Rotherham, these changes make it more important to keep rent reviews evidence-based and professionally handled.

How to review rent levels

A lawful rent increase starts with the local market. That means looking at what comparable rental properties are actually achieving in your area, rather than just aiming for a higher figure because costs have risen.

For example, a landlord with a terraced house in Rotherham town centre may be working in a different rental market from someone letting a family home in Wickersley, a flat in Sheffield, or an investment property in Doncaster or Chesterfield. Rent reviews need to reflect that local variation.

When assessing whether a rent increase is realistic, it helps to compare:

• area and neighbourhood
• property type
• number of bedrooms
• condition and presentation
• furnishing level
• current asking rents for similar homes

This matters because any proposed increase should be justifiable as a market rent. The stronger your local evidence, the easier it is to explain the increase and the lower the risk of dispute.

Why owner managed landlords need to be careful

For owner managed landlords, rent reviews can look straightforward at first. In reality, there is quite a lot to keep track of.

You need to know:

• when the last increase took effect
• whether the tenancy paperwork reflects the current legal framework
• what comparable local rents actually look like
• how to serve the correct notice
• how to respond if a tenant queries the increase

That is before you factor in inspections, repairs, rent collection, deposit administration and the everyday demands of managing a tenancy.

For many owner managed landlords, especially accidental landlords or those living outside the local area, rent increases are another reminder of how much administration now sits behind even routine tenancy decisions.

Why portfolio landlords need a consistent process

If you manage several properties, rent reviews become a portfolio issue rather than a one-off task.

Different properties may have variations in:

• tenancy start dates
• last increase dates
• tenant profiles
• rent gaps against the market
• paperwork and compliance histories

That creates more room for missed dates, inconsistent communication or incorrect notices. Portfolio landlords often benefit from having a clear process in place so rent reviews happen at the right time, with the right evidence and documentation.

How to increase rent correctly under the new rules

Check the date of the last increase

GOV.UK confirms that the rent cannot usually be increased until at least 12 months after the last increase took effect.

This is a common point of confusion, particularly where landlords are working from older tenancy agreements.

Review comparable local properties

Before proposing a new figure, review what similar homes are currently being marketed for in your local area. In places like Sheffield, Doncaster and Chesterfield, rental levels can vary significantly by location and property type, so a broad estimate is rarely enough.

Speak to the tenant first

Official guidance says landlords should discuss the increase with the tenant first where possible.

That can help preserve the tenancy relationship and make the formal notice less of a surprise.

Serve the correct section 13 notice

Landlords must use Form 4A and follow the section 13 process.

This is where detail matters. A mistake in the notice, date or service method can create unnecessary problems.

Keep records and evidence

If a tenant challenges the increase, you may need to show how the new rent was assessed. Keeping local comparables and clear records is a sensible precaution.

Common mistakes landlords should avoid

One mistake is assuming that older tenancy clauses still govern rent increases in the same way. The current legal position is different, and landlords need to make sure they are following the process that applies now.

Another is setting a new rent without proper local evidence. A figure that feels reasonable may still be hard to defend if it is out of line with similar homes in the area.

A third is leaving the admin too late. When you are juggling maintenance, tenant communication and compliance, it is easy for rent review dates to slip.

This is one reason why fully managed services are becoming more attractive to both single-property landlords and investors with larger portfolios.

How a fully managed service can help local landlords

Bricknells Rentals provides a fully managed rental property service designed for landlords who want a more hands-off approach to managing their rental property. The service includes tenant sourcing and vetting, rent collection, property inspections, maintenance management, inventory management, tenancy renewals and deposit handling.

That kind of support can be especially useful when dealing with rent reviews under the Renters’ Rights Act. Instead of trying to manage the timing, documentation, tenant communication and wider tenancy administration yourself, you have a clearer process and experienced support behind you.

For landlords in Rotherham, Sheffield and across South Yorkshire, that can mean:

• better oversight of tenancy dates and records
• more confidence that notices are handled correctly
• realistic rent reviews based on local market knowledge
• less day-to-day admin
• more time to focus on the wider performance of your investment

Final thoughts

Handled well, a rent review should protect income, reduce the risk of dispute and support a stable tenancy. And for many landlords, that is exactly where a fully managed service can add real value.

If you would like practical support with rent reviews, tenancy compliance or day-to-day property management, Bricknells Rentals can help.