The landlord is raising the rent again this year

They raise it by 5% every time we renew the contract.
Since it's their legal right, there's nothing I can do, but I wish they would just freeze it.
When I ask, they just smile and say they need to make more money, which is quite frustrating.
This is the 4th increase now..
Since I run an academy, I can't raise my fees every year..
I'm starting to think about closing down.