Everything English landlords need to know about legally increasing rent under the Renters' Rights Act 2025 — Form 4A, notice periods, tenant challenges, and common mistakes.
Section 13 of the Housing Act 1988 is the statutory mechanism that allows landlords to increase rent on an assured periodic tenancy. It works by serving a formal written notice on the tenant proposing a new rent, which takes effect after a minimum notice period unless the tenant refers it to the First-tier Tribunal.
Before the Renters' Rights Act 2025, many landlords used contractual rent review clauses in their tenancy agreements to increase rent. Those clauses are now ineffective. Section 13 is the only legal route to increase rent on a residential tenancy in England from 1 May 2026 onwards.
England only. This guide applies to assured periodic tenancies in England. Wales, Scotland, and Northern Ireland have separate rent increase procedures.
The Renters' Rights Act 2025 came into force on 1 May 2026 and made two significant changes to rent increases:
Fixed-term assured shorthold tenancies no longer exist. All residential tenancies in England are now assured periodic tenancies. This means every tenancy is now subject to the Section 13 procedure — there are no more fixed-term agreements where rent is locked in for a set period.
Previously, a Section 13 notice required only 1 month's notice. Under the Renters' Rights Act 2025, landlords must now give a minimum of 2 months' written notice before a rent increase can take effect.
Contractual rent review clauses are now void. If your tenancy agreement contains a clause allowing rent increases at set intervals (e.g. "rent shall increase by 3% on each anniversary"), that clause no longer has legal effect. You must use Form 4A instead.
Form 4A is the prescribed form for a Section 13 rent increase notice. It is set out in the Assured Tenancies and Agricultural Occupancies (Forms) Regulations. A landlord cannot use a letter, email, or informal notice — the notice must be in the prescribed form or one that is substantially to the same effect.
A valid Form 4A must include:
Missing any required element can invalidate the notice. If the notice is invalid, the rent increase has no legal effect — the tenant is entitled to continue paying the old rent.
Always use the current version. Form 4A is a government-prescribed form and can be updated. Before serving, check you have the latest version on GOV.UK.
| Rule | Requirement |
|---|---|
| Notice period | Minimum 2 months before new rent takes effect |
| Frequency | Maximum once every 12 months |
| Form required | Form 4A (prescribed form) |
| Delivery method | In person, post, or email (if tenant has agreed to email service) |
| Effective date | Must be the first day of a rental period (e.g. if rent is due on the 1st, increase must start on the 1st) |
| Amount | No statutory cap — but must not exceed market rent (tribunal will assess) |
| Tenant challenge deadline | Before the new rent takes effect |
| Contractual clauses | No longer effective — Section 13 is the only route |
Section 13 notice updated for the Renters' Rights Act 2025. Correct prescribed wording, all required fields, guidance notes included.
Get the Template — £9.99 →A tenant who receives a Section 13 notice can refer it to the First-tier Tribunal (Property Chamber) before the proposed effective date. The Tribunal will then determine the market rent for the property.
Practical note: Where the proposed rent is at or below the market rent, a challenge is unlikely to lower it. Keep evidence of comparable local rents with your copy of the notice in case the tenant refers it.
No. The new rent cannot take effect until at least 52 weeks after the tenancy began. You can serve the notice before then, as long as the start date you give is at least 2 months after you serve it and at least 52 weeks after the tenancy started.
Form 4A is a government-prescribed form published on GOV.UK. Always check you are using the current version on GOV.UK's assured tenancy forms page before serving — prescribed forms can be updated. DocPilot's pack gives you step-by-step completion guidance, a covering letter and a service record to go with it.
If the notice was valid and the tenant did not refer it to the Tribunal, the new rent is legally binding. A tenant who refuses to pay the increased amount is in rent arrears, which is a Ground 8 / Ground 10 matter under Section 8.
Since all tenancies are now periodic, there are no new fixed-term agreements to offer. All existing tenancies continue as periodic tenancies, and rent can only be changed via Section 13.
No. A Section 13 notice is a straightforward document that landlords serve themselves. The key requirement is using the correct Form 4A and observing the notice period. A carefully prepared template reduces the risk of errors.
The notice is invalid and the rent increase does not take effect. You would need to serve a new notice with a corrected effective date and wait another 2 months.
Under the Renters’ Rights Act 2025, landlords must give a minimum of 2 months’ written notice using Form 4A before increasing rent. This replaced the previous 1-month notice period.
Rent can only be increased once every 12 months using the Section 13 procedure. This applies to all assured periodic tenancies in England.
Yes. A tenant can refer a proposed rent increase to the First-tier Tribunal (Property Chamber) before the new rent takes effect. The Tribunal will determine the market rent for the property. If the Tribunal sets a lower figure, that becomes the new rent.
No. Under the Renters’ Rights Act 2025, all tenancies are now assured periodic tenancies. Contractual rent review clauses in old AST agreements are no longer effective. Rent can only be increased using the statutory Section 13 procedure via Form 4A.
20 landlord documents updated for the Renters' Rights Act 2025 — Section 13 notices, APT agreements, Ground 4A notices, deposit letters, and more. From £9.99.
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