Quick answer
To increase rent on a private tenancy in England, the landlord must complete Form 4A (a section 13 notice) and give it to the tenant at least 2 months before the new rent starts. Rent can only be increased once a year, not in the first 12 months of a new tenancy, and the tenant can challenge an increase above open market rent at the First-tier Tribunal.
- Use Form 4A, the landlord's notice proposing a new rent.
- At least 2 months' notice before the new rent starts.
- Once a year at most, and not in the first 12 months.
- Tenants can challenge increases above market rent at the First-tier Tribunal.
What is a section 13 notice?
Section 13 of the Housing Act 1988 sets out how a landlord can propose a new rent for an assured periodic tenancy. The notice is made on a prescribed form, Form 4A. Under the Renters' Rights Act changes, this statutory process is used every time a landlord wants to raise rent on a private tenancy in England.
Clauses in tenancy agreements that allowed rent to rise automatically or by a set formula can no longer be relied on to increase rent for these tenancies.
The rules for increasing rent
| Rule | What it means |
|---|---|
| Form | Form 4A: Landlord's notice proposing a new rent, available on GOV.UK. |
| Notice | At least 2 months before the date the new rent takes effect. |
| Frequency | No more than once a year. |
| New tenancies | No increase within the first 12 months. |
| Amount | Should reflect open market rent. Tenants can challenge an increase above market rent. |
| Challenge | The tenant can apply to the First-tier Tribunal before the new rent starts. |
How to serve a section 13 rent increase
- Check timing. Make sure at least 12 months have passed since the tenancy began or since the last increase.
- Research market rent. Look at comparable properties advertised nearby and keep notes or screenshots.
- Complete Form 4A. Download the current version from GOV.UK and fill in the property, the current rent, the proposed rent and the start date.
- Give at least 2 months' notice. Serve the form using a method allowed by the tenancy agreement and keep proof of service.
- Record it. Keep a copy with your rent payment records.
If you are a tenant: challenging a rent increase
If you think the proposed rent is above what the property would let for on the open market, you can apply to the First-tier Tribunal (Property Chamber) before the new rent takes effect. The tribunal looks at evidence of market rent for similar properties.
Under the reforms, the tribunal cannot set the rent higher than the amount the landlord proposed. Where a tenant applies, the new rent generally starts from the date the tribunal decides rather than earlier, which reduces the risk of a large backdated bill. Check the latest GOV.UK guidance or get advice before applying.
Talking to your landlord first often resolves things faster. Our dispute support membership helps structure that conversation.
What your tenancy agreement should say about rent increases
For a tenancy created from 1 May 2026, the written information must explain how rent can be increased. A well drafted assured periodic tenancy agreement states that increases follow the statutory section 13 process, rather than setting a fixed annual uplift.
Worked example: timing a rent increase
A tenancy started on 1 June 2026 with rent of £1,200 a month payable on the 1st. The landlord cannot increase rent within the first 12 months, so the earliest new rent date is 1 June 2027.
To make the new rent start on 1 June 2027, the landlord must give Form 4A at least 2 months before, so by 1 April 2027 at the latest. Serving a little earlier gives time for postal delays.
If the rent is increased on 1 June 2027, the next increase cannot take effect until at least 1 June 2028.
| Step | Date |
|---|---|
| Tenancy starts | 1 June 2026 |
| Latest date to serve Form 4A | 1 April 2027 |
| Earliest new rent takes effect | 1 June 2027 |
| Earliest following increase | 1 June 2028 |
How to work out market rent
Market rent is the amount the property would let for if it were newly advertised today, in its current condition. Useful evidence includes:
- Current adverts for similar properties nearby, with the same number of bedrooms and similar condition.
- Recently let prices from a local letting agent.
- Official private rent statistics for your area.
- Notes on what makes your property better or worse than comparables, such as parking, garden, energy rating or condition.
Keep screenshots and dates. If the tenant challenges the increase, the tribunal will look at the same kind of evidence.
Common section 13 mistakes
- Using an old version of Form 4A, or the wrong form for the tenancy type.
- Giving less than 2 months' notice.
- Proposing a start date within the first 12 months of the tenancy.
- Increasing rent twice within a year.
- Relying on a rent review clause in an old agreement instead of the statutory process.
- Not keeping proof of when and how the notice was served.
An invalid notice can mean the new rent does not take effect, so it is worth checking each point before serving.
Tenant checklist when you receive Form 4A
- Check the date: at least 2 months' notice and not within the first 12 months.
- Check it is the current Form 4A and filled in fully.
- Compare the new rent with similar properties advertised nearby.
- Talk to your landlord if you think it is too high. Many increases are agreed informally after a conversation.
- If you still disagree, apply to the First-tier Tribunal before the new rent date.
- Keep paying your current rent while any challenge is decided.
Planning ahead for rent changes
Both sides benefit from predictability. Landlords can tell tenants roughly when a review is likely, and tenants can budget around a once-a-year review. Clear rent records make any later discussion straightforward.
Common questions
How much notice is needed for a rent increase?
At least 2 months, using Form 4A.
How often can a landlord increase rent in England?
Once a year at most, and not within the first 12 months of a new tenancy.
Is there a cap on how much rent can go up?
There is no fixed percentage cap. The increase should reflect open market rent, and tenants can challenge an increase above market rent at the First-tier Tribunal.
Can I agree a rent increase without a section 13 notice?
Government guidance says landlords need to follow the section 13 process every time they increase rent on these tenancies. Get advice before relying on any informal arrangement.
Where do I get Form 4A?
From GOV.UK, in the assured tenancy forms collection. Always download the current version.
Can a tenant refuse a rent increase?
A tenant cannot simply refuse, but they can challenge an increase above market rent at the First-tier Tribunal before the new rent starts. If they do not challenge it, the new rent applies from the date in the notice.
Official sources
We check these pages against official GOV.UK guidance. This page is general information for England, not legal advice for your situation.
Start with a clear agreement
Create a tenancy agreement that explains rent increases correctly under the 2026 rules.
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