Raising the rent after 1 May 2026: section 13 and Form 4A

Since the Renters' Rights Act took effect, every rent increase on an assured periodic tenancy in England goes through the section 13 process, even if your tenant has already agreed. Rent review clauses in tenancy agreements no longer work.

When can the new rent start?

For monthly rent. Weekly and other periods follow the same rules with their own rent days.

The rules

Use Form 4A, "Landlord's notice proposing a new rent", from GOV.UK.
At least 2 months' notice. The new rent can start no earlier than the first rent period beginning 2 months after you serve the notice.
Once a year. No new increase within 12 months of the last one taking effect.
Not in the first year of the tenancy.
Every time, even when the tenant agrees. Talk to them first, then serve the form.
Serve it in person, by post, or by email if the tenancy agreement allows email.

If the tenant challenges it

The tenant can apply to the First-tier Tribunal (Property Chamber) if they think the proposed rent is above open market rent: what you'd expect to get if you relet the property on the open market. The tribunal cannot set a higher rent than you proposed, and the new rent applies from the date the tribunal sets in its decision. So be ready to show comparable local rents.

The letter pack includes a covering letter to send with Form 4A.

Keeping a record

Keep a copy of every notice, the date and method of service, and the evidence you based the rent on. The workbook records the rent and tenancy start date for each property, which is what this calculation needs.

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Sources: GOV.UK Assured periodic tenancies: rent increases; Shelter England, section 13 rent increases.

General information, not legal or tax advice. Checked against GOV.UK on 30 September 2026. Rules change — always confirm on GOV.UK.