Form 4A Section 13 Rent Increase — The Only Lawful Way to Increase Rent on a Periodic Tenancy in England

What is a Section 13 notice and why is Form 4A mandatory?

Under Section 13 of the Housing Act 1988 (as amended by the Renters' Rights Act 2025), a landlord of a periodic assured tenancy who wishes to increase the rent must serve a notice in the prescribed form — Form 4A. The key changes from 1 May 2026 are:

• Periodic assured tenancies only: From 1 May 2026, all new tenancies in England must be periodic assured tenancies. Existing fixed-term ASTs continue until the end of their fixed term, then automatically become periodic assured tenancies. Section 13 and Form 4A apply to all periodic assured tenancies
• Contractual rent-review clauses abolished: The RRA 2025 removed the ability of landlords to increase rent using contractual rent-review clauses on periodic assured tenancies. Form 4A is the exclusive mechanism. A contractual clause attempting to increase rent is void as against an assured tenant
• Prescribed form required: The government has prescribed the exact form that must be used. A landlord-drafted letter, email, or informal notice does not constitute a valid Section 13 notice. Form 4A must be used
• Minimum 2 months' notice: The notice must give the tenant at least 2 months' advance notice before the proposed rent increase takes effect
• Maximum one increase per 12 months: Landlords may only increase rent once in any 12-month period via the Section 13 procedure

How to complete Form 4A correctly

Form 4A must be completed accurately. Errors can invalidate the notice and force you to start again, costing months of lost rent increase. The form requires:

• Property address: The full address of the rental property to which the tenancy relates
• Tenant name(s): All named tenants on the tenancy agreement must be addressed — if there is a joint tenancy, the notice must name all joint tenants
• Current rent: The current rent figure that the tenant is paying
• Proposed new rent: The proposed increased rent expressed as a weekly, monthly, or annual figure — match the period to the tenancy
• Effective date: The date from which the new rent is proposed to take effect. This must be: (a) the first day of a period of the tenancy; and (b) at least two months after the date of service of the notice. For a monthly tenancy that started on the 1st of the month, the effective date must be the 1st of a month that is at least two months after service
• Landlord signature and date: The landlord (or authorised agent) must sign and date the form
• Tribunal referral information: Form 4A must include the prescribed information about the tenant's right to refer the proposed increase to the First-tier Tribunal — this information is included in the prescribed form text

How to serve Form 4A — service methods and timing

Form 4A must be served on the tenant by a prescribed method. The service method affects when the notice is treated as received:

• Personal delivery: Hand the notice to the tenant in person — effective on the date of delivery. Best for clarity but not always practical
• Leaving at the property: Leave the notice at the property — effective on the date of delivery. Ensure you can prove you delivered it (photograph, witness)
• First class post: Served by first class post — the notice is treated as served on the second business day after posting. Add 2 working days to your notice period when calculating the effective date
• Email (if permitted): Email service is only valid if the tenancy agreement expressly permits email service and the tenant has agreed in writing. Do not rely on email unless you have clear written consent
• Keep proof of service: Always retain evidence that you served Form 4A — a copy of the signed notice, a photograph if left at the property, a proof of postage certificate, or a delivery confirmation. If the tenant later disputes service, you will need to prove it
• Calculate the effective date carefully: The two-month notice period runs from the date of service (not the date on the form). If you post the notice by first class post, the service date is two working days after posting. Count forward two clear months from the service date — the effective date must be the first day of a period of the tenancy on or after that two-month mark

Tenant's right to refer to the First-tier Tribunal

Once a valid Section 13 notice has been served, the tenant has the right to refer the proposed rent increase to the First-tier Tribunal (Property Chamber) before the effective date:

• Referral deadline: The tenant must refer the notice to the Tribunal before the effective date of the proposed increase. Once the effective date passes without a referral, the proposed rent takes effect automatically
• What the Tribunal does: The Tribunal determines the open market rent for the property and sets the rent at that level. The Tribunal does not cap rent — it sets the market rate. If your proposed rent is above market, the Tribunal will set it lower; if your proposed rent is at or below market, it will generally be confirmed
• Effect of referral on the effective date: If the tenant refers the notice to the Tribunal before the effective date, the effective date of the rent increase is postponed until the Tribunal has determined the appropriate rent. The tenant continues to pay the current rent until the Tribunal's decision
• Landlord attendance: The landlord is entitled to attend the Tribunal hearing and present evidence of comparable market rents. Comparable letting evidence (advertised rents for similar properties in the area) is the most persuasive evidence at Tribunal
• Above-market increases risk Tribunal referral: Landlords who propose well above-market increases face a higher risk of Tribunal referral. Where the Tribunal sets a rent below the proposed level, the landlord cannot recover the difference — the Tribunal's determination is the new rent from the effective date

Common mistakes that invalidate a Section 13 notice

A defective Section 13 notice is void — the proposed increase does not take effect and you must start again. Common errors include:

• Wrong form: Using an old Form 4 (the pre-RRA form) instead of the new Form 4A. Always use the current prescribed form for notices served after 1 May 2026
• Insufficient notice period: Specifying an effective date less than two months from the date of service. Always count from the service date, not the date on the form, and add extra time for postal service
• Wrong effective date: The effective date must be the first day of a period of the tenancy. For a monthly tenancy that started on the 15th, the effective date must be the 15th of a month — it cannot be any other date
• Missing tenant names: Failing to name all joint tenants. A Section 13 notice served on only one joint tenant is invalid against the other(s)
• Second notice within 12 months: Serving a second Form 4A within 12 months of the last increase taking effect. You cannot increase rent more than once in 12 months via Section 13
• No proof of service: Failing to retain evidence of service. If the tenant disputes receipt, you may be unable to prove the notice was validly served

What happens after a valid Section 13 notice — step by step

Once you have served a valid Form 4A, the following process applies:

• Step 1 — Notice period runs: The tenant has at least 2 months from service to consider the proposed increase. During this period the current rent continues
• Step 2 — Tenant decides whether to refer: The tenant can accept the proposed increase (by doing nothing before the effective date) or refer the notice to the First-tier Tribunal before the effective date
• Step 3a — If no referral: The proposed rent takes effect on the effective date stated in Form 4A. Update your rent records and bank standing order instructions
• Step 3b — If referred to Tribunal: The effective date is postponed. The Tribunal sets a hearing date. Both parties submit evidence. The Tribunal determines the market rent and that becomes the new rent from the original effective date
• Step 4 — Update records: Once the new rent takes effect, update all records — your own accounts, the tenancy paperwork, and notify the tenant in writing of the confirmed new rent amount and the date it takes effect

LetSafe UK — Form 4A Section 13 notice template

LetSafe UK provides a professionally drafted Section 13 notice (Form 4A) for England periodic assured tenancies:

• Section 13 Rent Increase Notice (LS-E-011): Up-to-date Form 4A prescribed under the Renters' Rights Act 2025 — correct form for all periodic assured tenancies in England from 1 May 2026. Includes completion guidance, service notes, and Tribunal referral information
• Periodic Assured Tenancy Agreement (LS-E-001): If you are also granting a new tenancy, the correct tenancy agreement for all new England lets from 1 May 2026
• Section 8 Notice (LS-E-010): The possession notice for use where a tenant falls into arrears or breaches the tenancy — Section 21 is no longer available from 1 May 2026

Frequently asked questions