Many renters in England live in homes managed under the Affordable Rent Scheme, where registered providers may set rents at a percentage of local market rates. This guide explains what that means for tenants and social housing applicants, how affordability is calculated, what notices or forms you might see, and where to go if you think a rent is unfair or unaffordable. Use this information to check notices, gather evidence and, if needed, make an application to the tribunal or ask your landlord for a review. The language is plain and aimed at tenants, so you can follow practical steps to protect your rights and access local support.
How the Affordable Rent Scheme works
Under the Affordable Rent model, registered providers (such as housing associations) can charge higher rents than traditional social rent levels, often up to a percentage of local market rent. Affordable Rent is still distinct from private-market renting and may affect entitlement to benefits, housing register priority and eligibility for certain subsidies. If you live in affordable housing, your tenancy paperwork should explain how the rent was set and when reviews happen.
When rents can change
Rents in Affordable Rent homes can be reviewed when a tenancy ends and a new tenancy begins, or at times set out in your tenancy agreement. For assured shorthold or social tenancies there are legal rules about serving notices and the process to increase rent. If you receive a written notice of increase, check the reason, the date it takes effect and the notice period stated.
Common situations
- When a tenancy is re-let at a higher Affordable Rent level and a new tenancy agreement is signed.
- When a landlord serves a written notice proposing a rent increase during an ongoing tenancy.
- When a tenant negotiates with a housing provider and reaches an agreed change to rent or benefits support.
Forms tenants should know
There are a few official documents and processes tenants commonly see. Read any form carefully and keep a dated copy.
- Section 13 notice / rent increase notice: landlords use a written notice to propose a rent increase for certain tenancy types; check your tenancy and the notice for the timescale and required information.[4]
- Written tenancy agreement or tenancy schedule: shows the agreed rent, review provisions and how often rent can change; keep this to compare with any new notice.
- Tribunal application documents: if you apply to the First-tier Tribunal (Property Chamber) you will follow the tribunal's application process and supply evidence; the tribunal handles disputes about rent and tenancy terms.[3]
What to do if your rent increases
If you receive a notice or are told your rent will change, take these practical steps. Acting early improves your options and keeps deadlines open.
- Check the notice period and effective date so you know any time limits for responding or applying to the tribunal.
- Gather evidence: copies of your tenancy agreement, recent rent statements, comparable local rent adverts and any communications about the increase.
- Contact your landlord or housing association in writing to ask for a clear explanation and provide supporting evidence if you think the increase is incorrect.
- If you cannot resolve the issue, consider applying to the First-tier Tribunal (Property Chamber) for a decision on rent or fairness.
Dispute options and timelines
Many disputes resolve through written negotiation with your landlord or mediation by your local authority or a tenancy advice body. If formal action is needed, the First-tier Tribunal (Property Chamber) is the official body for disputes over rent and certain tenancy terms in England and Wales.[3] The tribunal has its own forms and time limits; apply as soon as you cannot reach an agreement.
FAQ
- Who pays Affordable Rent and how is it set?
- Tenants in properties owned by registered providers pay Affordable Rent; the provider sets the rent, usually as a proportion of local market rent, and this should be explained in your tenancy paperwork.
- Can my rent be increased during my tenancy?
- It depends on your tenancy agreement and legal rules; some agreements permit increases at set reviews while others only allow changes when a new tenancy starts. If you receive an increase notice, check the notice details and deadlines.
- How do I challenge a rent I think is too high?
- Start by asking your landlord for a written explanation and provide evidence. If that fails, you can apply to the First-tier Tribunal (Property Chamber) to dispute the increase or seek a rent determination. Keep copies of all documents.
How-To
- Check your tenancy agreement and the exact wording of any rent increase notice to confirm your rights and notice periods.
- Keep copies of the notice and gather evidence such as comparable rents, receipts and correspondence.
- Contact your landlord or housing association in writing to request a review or explanation and keep a copy of the reply.
- If you cannot agree, apply to the First-tier Tribunal (Property Chamber) and submit your evidence with the application.
