Section 13 Notice: How to Increase Rent Correctly (2026)

Since 1 May 2026, there is only one lawful way to put the rent up on a private tenancy in England: a Section 13 notice on Form 4A. Rent review clauses in tenancy agreements no longer work, you cannot raise the rent in the first year, and you can only do it once a year after that. Get the notice wrong and the increase is invalid, which means months of lost rent before you can try again.

This guide explains the rules under section 13 of the Housing Act 1988 as amended by the Renters’ Rights Act 2025, how to complete and serve Form 4A, how to justify the new rent, and what happens if your tenant challenges it at the First-tier Tribunal. It replaces our older guide to increasing rent during a tenancy.

The rules at a glance

Rule	What it means for you
Form 4A only	Use the current prescribed form from GOV.UK. Old Form 4 is no longer used for new notices.
Not in the first year	The new rent must start more than 52 weeks after the tenancy began.
Once a year	At least 52 weeks must pass between increases.
Two months’ notice	The new rent can start no earlier than two months after the tenant receives the notice.
Open market rent	The increase should reflect what the property would let for today. The tribunal can step in if it is higher.
No rent review clauses	Fixed percentage or index-linked clauses in tenancy agreements no longer apply.

These rules apply to assured periodic tenancies in England, which since 1 May 2026 covers almost every private tenancy. See our complete guide to the Renters’ Rights Act for how tenancies changed.

When you can increase the rent

Not in the first year

The new rent must take effect more than 52 weeks after the tenancy started. If your tenant moved in on 1 September 2026, the earliest a rent increase could start is September 2027, and you would need to serve the notice at least two months before that.

Then once every 52 weeks

After an increase, the next one cannot take effect until at least a year later. That applies whether the previous increase was made under a Section 13 notice or under a rent review clause before the Act began. The GOV.UK rent increase guidance gives the example of an increase from 1 February 2026: the next one cannot start until 1 February 2027.

Notices served before 1 May 2026

A notice served on the old Form 4 before 1 May 2026 keeps its notice period and its increase, even if the new rent started after that date. A rent review clause that would have taken effect after 1 May 2026 does not apply.

Example: tenancy started 1 September 2026

Sep 2026

Tenancy starts; no increase allowed in year one

Jun 2027

Check market rents and talk to the tenant

Early Jul 2027

Serve Form 4A, at least 2 months ahead

Sep 2027

New rent starts (more than 52 weeks in)

Sep 2028

Earliest date for the next increase

How much can you increase the rent by?

There is no fixed cap. The test is the open market rent: what you could reasonably expect to get if you re-let the property today. Before you serve the notice, gather evidence, because it is what the tribunal will look at if your tenant challenges you:

• three to five comparable properties currently advertised or recently let nearby, with the same number of bedrooms and a similar condition;
• a written rental valuation from a local letting agent;
• a note of any improvements you have made, and of anything that would reduce the rent, such as an older kitchen or no parking.

Our guide on how to set the right rent explains how to find and weigh comparables. A realistic increase, explained to the tenant in advance, is far less likely to be challenged than a large one that arrives without warning.

A worked example

A two-bedroom flat has been let at £1,100 a month for a year. Three similar flats in the same area are advertised at £1,175, £1,195 and £1,225, and a local agent values it at £1,175 to £1,200. Proposing £1,175 is well supported. Proposing £1,300 is not, and a tribunal would be likely to set a lower figure.

How to complete and serve Form 4A

1. Download the current form from GOV.UK. Do not reuse an old template or the pre-May 2026 Form 4.
2. Enter the names of every tenant on the tenancy and the full property address, exactly as on the tenancy agreement.
3. State the current rent and the proposed rent for the same rent period, for example per calendar month.
4. Set the start date at least two months after the tenant will receive the notice, more than 52 weeks after the tenancy started, and at least 52 weeks after any previous increase. Choosing the first day of a rental period avoids arguments.
5. Complete the landlord details and sign and date the form.
6. Serve it in person, by post, or by email if the tenancy agreement allows notices by email. Allow extra days for post, and keep proof of how and when you served it.

The GOV.UK guidance says you must follow this process every time you increase the rent, even when your tenant has already agreed. Talk to the tenant first, then serve the notice anyway.

If your tenant challenges the increase

A tenant who thinks the new rent is above the open market rent can apply to the First-tier Tribunal (Property Chamber). According to Shelter’s guidance, they must apply before the date the new rent is due to start, and the application fee is £47.

• The tribunal cannot set a rent higher than you proposed. It can confirm your figure or set a lower one.
• The current rent continues until the tribunal decides. The new rent normally starts from the next rent period after the tribunal sets it, so a challenge delays your increase.
• Your evidence matters. Send the tribunal your comparables, agent valuation and photos of the property’s condition.

Because a challenge pushes the start date back and the tribunal cannot go higher than your figure, there is no advantage in asking for more than the evidence supports.

Common mistakes that make an increase invalid

• Relying on a rent review clause in the tenancy agreement.
• Using the old Form 4 or a home-made letter.
• Giving less than two months’ notice, or not allowing for postal delays.
• Trying to increase the rent in the first year, or twice within a year.
• Leaving a joint tenant’s name off the form.
• Agreeing a new rent informally and not serving Form 4A.

What a rent increase cannot be used for

An unaffordable increase used to push a tenant out is sometimes called an “economic eviction”. The tribunal route exists to stop that. If you need the property back, use the proper possession grounds instead: see our guide to Section 8 grounds for possession. And if your tenant is already behind with the rent, read our rent arrears guide before you propose an increase.

Rent increases are one item on a longer list of changes landlords in England now need to follow. Our Renters’ Rights Act 2026 checklist covers the rest.

Written by The Landlords Portal Team and checked against GOV.UK and Shelter guidance in November 2026. Applies to private assured periodic tenancies in England. This is general information, not legal advice.

Frequently asked questions

Can I still use a rent review clause?

No. Since 1 May 2026 rent review clauses in tenancy agreements have no effect in England. Every increase must go through a Section 13 notice on Form 4A.

How much notice do I need to give for a rent increase?

At least two months before the new rent starts. Allow extra time if you post the notice.

My tenant has agreed to the increase. Do I still need Form 4A?

Yes. The government guidance says to follow the Section 13 process every time, even when the increase has been agreed.

Can the tribunal increase the rent more than I asked for?

No. For notices served from 1 May 2026, the tribunal can set the rent at your proposed figure or lower, but not higher.

Can I increase the rent in the first year of a tenancy?

No. The new rent must take effect more than 52 weeks after the tenancy started.