英国房东要涨租，我可以拒绝吗？涨租有封顶值吗？（此文将详解你的英国租房合法权益）

最近几个月，英国私人房租价格达到了历史最高记录，房租比疫情前还要贵。

根据Rightmove的最新数据显示，去年伦敦的平均租金上涨了16.1%，达到了历史最高年度涨幅，平均月租金达到2343英镑，而且还在不断上涨。

伦敦以外地区的房价在去年上涨了11%，平均每月1162英镑。

房租上涨这主要有两个原因:通货膨胀和需求变大。

与2021年相比，租户需求量增长了20%，而可供出租的房产下降了9%。

这种房租涨价的趋势也让一些租房者感到越来越无助，因为他们无力支付房东更高的房租，从而导致了住房危机。

YouGov在今年10月26日至11月10日进行了一项调查，发现英国约有50万私人租户拖欠租金，导致很多租客都受到了房东的驱逐通知。

总而言之，房东给你涨租金，那你是否可以去和房东argue或者上诉呢？ 这个取决于你所拥有的租赁类型：是固定租期还是灵活租期。接下来，我们将详尽的解释一下你的合法权益。 

英文原文：

Private rental prices have reached record levels in recent months, to the point where it is now more expensive to be a tenant than it was before the pandemic, when prices were actually falling.

The latest figures from property website Rightmove show that the average rent in London has risen by 16.1% in the past year – the highest annual jump on record, taking average monthly costs to £2,343, and rising.

Outside London, prices have risen by 11% in the past year to £1,162 a month, on average.

There are two primary reasons for this: inflation and demand.  The surge in property prices over the past year, until very recently, has fed through into bigger mortgages, which have then been passed onto tenants in higher rents.

Greater demand for rented homes at a time when supply is falling is also affecting prices.  Tenant demand is up 20% compared with last year, and available properties to rent are down 9%.

These trends are leaving some renters feeling increasingly helpless because they cannot afford to pay the higher bills from their landlords.

A survey by YouGov, carried out between 26 October and 10 November this year and commissioned by the homelessness charity Shelter, found that about half a million private tenants in England are behind on rent, leaving them vulnerable to being served an eviction notice.

A quarter of private renters, equivalent to about 2.8 million people, also admitted in the same survey that they are constantly struggling to pay their rent – an increase of 24% compared with the same period last year.

Whether you can challenge a rent rise depends on the type of tenancy you have – the details of which you haven’t specified – but don’t just take your landlord’s word for it that they are entitled to put up your rent;  you do have rights, as detailed below.

如果你签的是滚动合同（没有结束日期），也被称为定期租赁，未经你同意，房东通常不能每年增加你的租金超过一次。如果这是你今年第一次涨房租，可能是允许的。如果是第二次或第三次，而你没有同意，这在法律意义上是不允许的。

如果你签的是固定期限合同（通常是6到12个月）你的房东只有在你同意的情况下才能提高你的房租，或者你的合同中有条款允许这样做。这种条款被称为“rent-review clause租金审查条款”，一般在超过12个月的固定期限租约中更常见。

如果你遇到了以上的情况，或者你的房东声称你的合同中已经写明了“rent review clause”，那就拿出你的租赁合同，查看是否有租金审查条款，里面一般会说明涨价何时生效，你在多久会收到通知，以及涨租的计算公式，可以利用你所在地区的租金，根据零售价格指数(RPI)衡量的英国通货膨胀率计算你的涨租。如果房东不遵守这些条款去涨价，那再法律上也是不允许的。

如果你的合同没有包括租金审查条款，而你是一份定期合同，你的房东不能在没有你的允许下在租期中提高你的租金。如果你向他们提出质疑，他们可能会根据第21条通知（a section 21 notice）发出驱逐令，此条款将在2023年6月前被禁止使用，因为一些房东在滥用这个政策。

在某些情况下，你可能会收到第13条通知（a section 13 notice）。这将强制增加租金，一般只有在你租期12个月之后才能生效。

你的房东可以在固定期限合同期间通知你涨租，但只有当你的固定期限结束时，房租才会上涨。如果房东要使用第13条通知强制涨租，你应注意以下事项:

• 第13条通知一年只能使用一次

• 在涨租生效前，你应该提前六个月收到通知

• 如果你签的是固定期限合同，你的房东不能立即执行这项规定，它只在你的合同期满后生效

英文原文：

If you are on a rolling contract with no fixed end date – also known as a periodic tenancy – a landlord cannot usually increase your rent more than once a year without your consent. If this is you and this is the first rent rise this year, it’s probably allowed. If it’s the second or third, and you haven’t consented, it probably wouldn’t stand up in a court of law.

If you are on a fixed-term contract – usually of six to 12 months – your landlord can only put up your rent if you agree to it or if there’s a clause in your contract that allows it. This is known as a “rent-review clause” and it is more common in longer fixed-term tenancies of more than 12 months.

If this sounds more like you, or your landlord claims the increase is stated in your contract, dig out your documents. Any rent-review clause should state when the increase will take effect, how much notice you will be given and the formula that will be used to calculate it – which could draw on rents in your area or, less often, on the rate of UK inflation, as measured by the retail price index (RPI), at the time of the review. If the increase does not abide by these terms, it, again, may not stand up legally.

If your contract does not include a rent-review clause and you are on a fixed-term contract, your landlord cannot raise your rent mid-term without your permission. If you challenge them, they may issue a section 21 notice to evict you; I’ve written more on how to challenge these notices here and they are due to be banned by June 2023 because some landlords have been abusing them.

In some cases, you may be hit with a section 13 notice instead. This forces through an increase but can only be issued if you have an assured shorthold tenancy – the fixed-term and periodic contracts described above – or an assured tenancy (which applied to agreements beginning between 1989 and 1997), and only after the first 12 months of your tenancy.

Your landlord can give you this notice during a fixed-term contract, but the increase will only kick in when your fixed term has ended.You have not specified whether a section 13 notice is what you have been issued with, but if it is, you should note the following:

• A section 13 notice can only be used once a year

• You should be given around six months’ notice before the increase takes effect

• Your landlord cannot enforce this immediately if you’re on a fixed-term contract, it will only apply after your term ends.

如果你的合同里面有一个租金审查条款，并且你已经同意支付更多房租，或者你正在续签下一年的合同，假设租金与通货膨胀无关，任何增长都应该与当地的平均租金保持一致，并与房子的大小相关。

例如，如果你所在地区的一间单间公寓的平均租金约为每月700英镑，那么房东就不能指望同样面积、同样地点的房子让你的房租涨到每月900英镑。

英文原文：

If there’s a rent-review clause, you have agreed to pay more or you are renewing your contract, a guideline, assuming rent is not linked to inflation, is that any increases should be in line with average rents in the local area and relevant to the property size.

For example, if the average rent for a studio in your area is about £700 per month, a landlord cannot expect £900 a month for the same-sized property in the same location.

如果你认为你的租金上涨不公平或比例过高，你是由讨价还价的权力。

首先，找你的房东谈谈。在很多情况下，房东不想失去一个好房客，如果你负担不起涨租，那就跟他们解释说明你的情况，大部分情况下他们可能会同意让步或重新思考涨价的金额。

如果你收到了第13条通知，你可以对涨租的金额提出质疑，比如房东没有采取妥善的措施维护房子，比如有潮湿或发霉没有得到处理，这都是你上诉的理由。

以下情况第13条通知可能是无效的：

• 房东没有提前通知你

• 详细信息不正确，如姓名或地址

• 你签署的固定期限的合同，但是他们想马上增加租金

• 你的合同里有租金审查条款

• 或者你的房东没有使用正确的涨价表格

你可以把涨租的事情告诉社区的法律援助，他们可以免费帮你查看合同，但你需要在涨租生效之前咨询法律援助。

这个法律援助通常会有两名律师帮助你检查以下细节：

• 租金上涨是否与同一地区的价格一致

• 如果有新房客租你的房子，你的房东可以收多少钱

法律援助根据以上信息判断你的租金上涨是否公平，如果法律援助认为不公平，你的房租就不会增加。在某些情况下，你的租金可能会上涨，但这种情况很少。

如果你寻找法律援助，你需要准备好关于房屋维修和改善不妥当的证据，为什么你认为你的租金是不公平的，以及当地同类房产的租金成本，都将有助于你的案件。

法律援助通常需要长达10周的时间来做出决定。

英文原文：

If you think your rent increase is unfair or disproportionally high, you do have options.

Firstly, speak to your landlord. In many cases they won’t want to lose a good tenant, and if you simply cannot afford the increase, explain that to them. They may agree to back down or renegotiate.

If you’ve been served a section 13 notice, you can challenge your rent increase.

You can challenge the price, but you may also have grounds to appeal it if the landlord hasn’t taken steps to maintain the property, for example there’s damp or mould that’s been left untreated.

You should also challenge the legitimacy of the section 13 notice.

It may not be valid if your:

• Landlord hasn’t given you the right amount of notice

• Details are incorrect, such as name or address

• On a fixed-term contract and they want to increase rent immediately

• You have a rent review clause in your contact

• Or your landlord hasn’t used the correct form.

You can take the increase to a tribunal who will be able to review it for free, but you will need to do so before the increase is due to kick in.

The tribunal will usually involve two impartial adjudicators. They will look at:

• Whether the rent increase is in line with local prices in the same area

• What your landlord could charge if a new tenant was renting the property

The tribunal will then decide if your rent increase is fair.

If the tribunal decides it isn’t fair, your rent won’t be increased. In some cases your rent may go up – but this is rare.

You can find out the details on what you will need to appeal your rent increase on the government’s website. 

Any evidence, such as home repairs and improvements you’ve funded yourself, why you think your rent is unfair and rent costs on local like-for-like properties (you could speak to a local estate agent), will help your case. 

It can take up to ten weeks for the tribunal to make a decision.

Also bear in mind the tribunal could increase your rent by more than your landlord is asking, although it’s unlikely they’ll do that.

有的，但不幸的是，目前还不能运用再私人租户上。

对社会住房租户的租金租金上涨限制将于明年生效。涨幅会限制在7%，略低于当前RPI通胀率的一半。

英文原文：

Yes, but unfortunately it won’t protect private tenants like you.

A rent cap will come into force next year for social housing tenants. It will cap increases at 7%, so just under half the rate of current RPI inflation.

以上内容来源于：

https://www.thetimes.co.uk/money-mentor/article/cant-afford-rent-rise-appeal-it/

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