Rent increases and section 13

Increasing the rent: section 13 notices

From 1 May 2026 the only lawful way to raise rent on a private assured tenancy in England is a section 13 notice on the prescribed form — Form 4A ('Landlord's notice proposing a new rent'), which replaced Form 4 for notices served from 1 May 2026 (download it from GOV.UK's assured tenancy forms page).

• Maximum once a year, and no increase can take effect within the first 12 months of the tenancy.
• At least two months' notice.
• Rent review clauses in tenancy agreements no longer work.
• The tenant can challenge at the First-tier Tribunal before the new rent starts (application fee £47; help with fees is available). The tribunal sets a market rent by comparing similar local properties; it cannot set more than you proposed.
• If challenged, the new rent applies from the tribunal's decision date (not backdated). With undue hardship the tribunal can delay it by up to two months.
• Every rent increase must go through the section 13 process on Form 4A, even if the tenant agrees to it. An informal agreement, a side letter or a new agreement does not lawfully raise the rent, and it can't be used to get round the once-a-year limit (GOV.UK: 'You will need to follow the section 13 process every time you increase the rent, even if you have already agreed the increase with your tenants').

Tip: set the increase in line with local market evidence (similar listings) to reduce the chance of a successful challenge.

Commentary: https://england.shelter.org.uk/professional_resources/news_and_updates/challenging_a_rent_increase_the_rules_and_whats_changing

Official sources

• www.legislation.gov.uk/ukpga/1988/50/section/13

General information on the law in England, not legal advice. Never assume a claim will succeed — for court action, speak to a qualified professional.

Next: Tenancy agreements and the Information Sheet