From 1 May 2026, all rent increases for Assured Periodic Tenancies must use the Section 13 process (Form 4A, 2 months' notice, once per 12 months). A tenant can refer the proposed increase to the First-tier Tribunal (FTT) Property Chamber before the effective date, suspending the increase until the Tribunal determines the market rent.
Key rule
The FTT can set a market rent higher, equal to, or lower than the landlord's proposal -- but it cannot set the rent below the current passing rent.
The referral process
- Landlord serves Form 4A with at least 2 months' notice and the proposed new rent
- Tenant refers the increase to the FTT before the effective date
- Proposed increase is suspended -- current rent continues
- Both parties file statements of case and evidence
- FTT determines market rent as at the effective date of the original Form 4A
- New rent applies from the original effective date (backdated)
Evidence that matters
- Comparable rents: similar properties let within last 6 months in the same neighbourhood
- RICS surveyor's market rent report: highest weight at Tribunal
- Recent property improvements: boiler, kitchen, redecoration
- Local market data: low vacancy rates, rising advertised rents
After the determination
- The Tribunal-determined rent becomes the contractual rent from the effective date of the original Form 4A
- A fresh Section 13 notice cannot be served for at least 52 weeks from the effective date
- Landlords can withdraw Form 4A before determination -- but must wait 52 weeks from the withdrawn effective date to re-serve