How to Increase Rent in England 2026 — Section 13 Step-by-Step Guide

The Renters' Rights Act 2025 fundamentally changed how landlords increase rent. For all English assured tenancies — including the new Periodic Assured Tenancies and converted ASTs — the only lawful mechanism is Section 13 of the Housing Act 1988, served on prescribed Form 4A.

Step 1: Check the 12-month rule

A Section 13 increase can only take effect once every 12 months. The 12-month period runs from the later of:

• The date the tenancy began (for a first increase)
• The date the last Section 13 increase took effect (for subsequent increases)

Note: the clock runs from when the previous increase took effect, not from when you served the notice. If you served a notice in January and the increase took effect in March, the next earliest effective date is the following March — not January.

Step 2: Check the market rate

The proposed new rent must not exceed the open market rent for a comparable property in the same area. The First-tier Tribunal (Property Chamber) applies this test if the tenant challenges. A useful pre-check is to search Rightmove and Zoopla for comparable lets within 1 mile and note the asking rents. Document this research in case you need to defend the figure.

Step 3: Complete Form 4A

Form 4A is the prescribed form for a Section 13 notice from 1 May 2026. It must include:

• Tenant name(s) and property address
• Landlord name and address
• Current rent amount
• Proposed new rent amount
• The date from which the new rent is proposed to take effect
• A statement of the tenant's right to refer to the First-tier Tribunal
• Landlord or agent signature and date

Step 4: Calculate the effective date

The proposed new rent date must be at least 2 months after the date you serve the notice (for monthly periodic tenancies). To allow for postal delivery, build in an extra 5–7 days beyond the 2-month minimum. Never backdate the notice.

Step 5: Serve the notice

• Serve on each named tenant individually
• Serve by first-class post, email (if permitted by the tenancy agreement), or personal delivery
• Keep evidence of service: proof of posting, an email sent receipt, or a signed acknowledgement

What if the tenant refers to the First-tier Tribunal?

A tenant can refer a Section 13 notice to the First-tier Tribunal (Property Chamber) before the proposed effective date. The Tribunal will determine the market rent. Key points:

• The Tribunal cannot reduce the rent below the current level
• Continue collecting the current rent until the Tribunal's determination
• The Tribunal's determination is binding on both parties
• The Tribunal sets a date from which the new rent takes effect (which may differ from your proposed date)