Rent Control Policies: What Landlords Need to Know (UK vs. Kenya)

"Rent control" means very different things depending on where you own property. In England, a sweeping new law has just reshaped how rent increases work for millions of tenancies. In Kenya, a decades-old rent control statute technically remains on the books — but applies to only a small, largely outdated slice of the rental market. Understanding the difference matters, especially for landlords and investors operating across both markets.

This guide compares how rent regulation actually works in the UK and Kenya today, and what it means for landlords in each country.

Rent Control in the UK: The Renters' Rights Act 2026

The Renters' Rights Act came into force in England on 1 May 2026, marking the biggest change to the private rental sector in decades. While it doesn't impose direct rent caps, it introduces strict new rules around how and when rent can be increased.

Key Rules for Landlords in England

  • Rent increases limited to once a year: Landlords can no longer use rent review clauses in tenancy agreements. Increases must go through a formal statutory process, using a Section 13 notice, with at least two months' written notice to the tenant.
  • No informal rent increases: Landlords cannot simply agree a higher rent informally with a tenant — the formal notice process must be followed.
  • Tenants can challenge increases at tribunal: Tenants have the right to challenge a rent increase at the First-tier Tribunal, even where the proposed rent is reasonable and in line with the local market, making the process more approachable for tenants than before.
  • No-fault evictions are banned: Section 21 "no-fault" evictions have ended. Landlords must now rely on Section 8 and demonstrate a valid legal ground to repossess a property.
  • Fixed-term tenancies are gone: All Assured Shorthold Tenancies have converted to rolling, periodic tenancies, giving tenants more flexibility to stay or leave.
  • Rent bidding wars are banned: Landlords must advertise a fixed asking rent and cannot accept, invite, or encourage offers above that price.
  • Rent in advance is restricted: Landlords can request a maximum of one month's rent in advance, and further advance rent requests are banned for new periodic tenancies.
  • Mandatory tenant information sheet: Landlords must provide tenants with the government's official Renters' Rights Act Information Sheet. Non-compliance can result in a penalty of up to £7,000.

Later phases of the Act — including a national Private Rented Sector database requiring landlord and property registration, and a mandatory Landlord Ombudsman scheme — are rolling out through 2026, 2027, and 2028, so compliance obligations will continue to expand.

What This Means in Practice

The Renters' Rights Act stops short of capping how much rent can rise — landlords can still set market rent — but it makes the process far more formal, transparent, and open to challenge. Landlords who previously relied on informal rent negotiations or fixed-term renewals to adjust pricing now need robust documentation and a clear annual review process.

Rent Control in Kenya: The Rent Restriction Act

Kenya's primary rent control legislation, the Rent Restriction Act (Cap 296), dates back to 1959 and remains technically in force in 2026 — but its practical reach is far narrower than many landlords assume.

Key Features of Kenya's Rent Restriction Act

  • Limited to "controlled tenancies": The Act only applies to residential premises where the standard rent does not exceed a low statutory threshold — historically set around KES 2,500 per month and effectively frozen at levels defined decades ago. As a result, the vast majority of modern rental units in cities like Nairobi, Mombasa, and Kisumu fall outside its scope entirely.
  • Standard rent concept: For covered tenancies, the Act defines "standard rent" based on historical rent levels, restricting how much a landlord can increase rent above that baseline.
  • The Rent Restriction Tribunal: Disputes over controlled tenancies — including rent increases, evictions, and deposit disputes — are handled by a specialised Rent Restriction Tribunal rather than the ordinary courts.
  • Protection against arbitrary eviction: Within its scope, the Act limits the grounds on which a landlord can repossess a property and prohibits unlawful self-help evictions.
  • Separate rules for commercial tenancies: Business premises — shops, hotels, and catering establishments — are instead governed by the Landlord and Tenant (Shops, Hotels and Catering Establishments) Act (Cap 301), with disputes resolved by the Business Premises Rent Tribunal.

What This Means in Practice

For most landlords operating in Kenya's current rental market, the Rent Restriction Act simply does not apply — market-rate residential tenancies are governed primarily by ordinary contract law and the terms of the individual lease agreement, not statutory rent caps. That said, landlords should still be cautious: unlawful eviction practices, such as forcibly locking out a tenant without a court order, can expose a landlord to liability under the Distress for Rent Act (Cap 293) and the Penal Code, regardless of whether the Rent Restriction Act itself applies.

Kenya has also been working on a Landlord and Tenant Bill, first proposed in 2021, intended to consolidate and modernise the Rent Restriction Act, the Distress for Rent Act, and the Landlord and Tenant (Shops, Hotels and Catering Establishments) Act into a single, updated framework. Landlords should watch for further developments, as any eventual reform could meaningfully change compliance obligations across the market.

UK vs. Kenya: How the Two Systems Compare

  • Scope: The UK's Renters' Rights Act applies broadly to nearly all private tenancies in England. Kenya's Rent Restriction Act applies narrowly, to a small, largely outdated category of low-rent tenancies.
  • Rent caps: Neither system caps market rent outright, but the UK imposes strict procedural limits — one increase per year, formal notice, tribunal challenge rights — while Kenya's controls only bind a shrinking pool of legacy tenancies.
  • Eviction protections: The UK has just banned no-fault evictions entirely. Kenya's protections against arbitrary eviction are strong within controlled tenancies but rely more heavily on general contract and criminal law for the broader market.
  • Dispute resolution: Both countries route rent and tenancy disputes to specialised tribunals rather than general courts — the First-tier Tribunal in England, and the Rent Restriction Tribunal or Business Premises Rent Tribunal in Kenya.
  • Direction of travel: The UK is actively expanding tenant protections and landlord obligations through 2026–2028. Kenya's reform process, via the proposed Landlord and Tenant Bill, has moved more slowly but points toward eventual modernisation.

What Landlords Should Do Next

  • In the UK: Review every tenancy agreement for now-unenforceable rent review clauses, switch to the formal Section 13 process for any rent increase, and make sure the Renters' Rights Act Information Sheet has been issued to all tenants.
  • In Kenya: Confirm whether your property actually falls within the Rent Restriction Act's narrow "controlled tenancy" threshold — most modern units won't — and ensure any rent increases or notices to vacate follow proper contractual and legal process regardless.
  • In both markets: Keep clear, dated records of every rent increase notice, tenancy agreement, and communication with tenants. Good documentation is your strongest protection if a dispute ever reaches a tribunal.

How Mkodisha Helps Landlords Stay on Top of Compliance

Whether you're managing rent increases under the UK's new statutory process or simply keeping clean records for Kenya's Rent Restriction Tribunal, good documentation is essential. Mkodisha gives landlords a digital record of every lease, payment, and tenant communication in one place, making it far easier to demonstrate compliance if a rent increase or tenancy dispute is ever challenged.

Create a landlord account to start organizing your leases and payment records digitally, or visit our blog for more guides on landlord compliance. For specific questions about your portfolio, contact us — though for formal legal advice, always consult a qualified solicitor or advocate in the relevant jurisdiction.

Sources and Further Reading

This article is for general informational purposes only and does not constitute legal advice. Rental laws in both the UK and Kenya are subject to ongoing change — always confirm your specific obligations with a qualified solicitor or advocate before making decisions.