The Renters' Rights Act 2025 abolished fixed-term ASTs for new lets from 1 May 2026. On the new Periodic Assured Tenancy (PAT) that replaces them, rent increases are strictly regulated. Landlords cannot use contractual rent review clauses — all rent increases must go through the statutory Section 13 process.
On a PAT, rent can only be increased by a valid Section 13 notice served on Form 4A, at least one month before the proposed effective date, and no more than once every 12 months. Contractual rent review clauses in PAT agreements are void.
What is a Section 13 notice?
Section 13 of the Housing Act 1988 gives a landlord the right to propose a new rent for an assured periodic tenancy. To trigger the new rent, the landlord must serve a notice in the prescribed form (Form 4A for assured periodic tenancies). The notice specifies the new proposed rent and the date from which it is to take effect. The tenant then has the period before that date to either accept the new rent (by doing nothing) or challenge it at the First-tier Tribunal.
How to serve a valid Section 13 notice
- Use the current Form 4A: The notice must be on the prescribed Form 4A. Use the current version — forms pre-dating the RRA 2025 may have been updated. LetSafe UK provides current RRA 2025-compliant forms
- State the new proposed rent clearly: The notice must specify the proposed new rent figure as an annual, monthly, or weekly amount (matching the rent payment period in the PAT)
- State the effective date: The date from which the new rent is proposed to take effect. This must be at least one month from the date of service for monthly periodic tenancies. For weekly tenancies, at least one week's notice is required
- Check the 12-month rule: You cannot propose a new rent to take effect within 12 months of the last increase. If you served a Section 13 notice 8 months ago, you cannot serve a new one until month 12
- Serve on all named tenants: The notice must be served on all joint tenants. Service by first class post is valid — deemed served on the second business day after posting. Keep proof of posting
- Retain a copy: Keep a dated copy of the notice and proof of service in case the tenant challenges the increase at Tribunal
What the tenant can do — First-tier Tribunal referral
On receiving a Section 13 notice, a tenant may refer the proposed increase to the First-tier Tribunal (Property Chamber) before the effective date. The referral prevents the new rent from taking effect until the Tribunal makes its determination. The Tribunal will assess the market rent for the property and set the rent at that level — which may be higher than, lower than, or equal to the proposed new rent. The Tribunal does not cap rents at the current level — it sets the market rent.
Common Section 13 mistakes
- Using the wrong form: Form 4A is for assured periodic tenancies (PATs). Form 4 applies to statutory periodic tenancies arising from expired fixed-term ASTs. Using the wrong form invalidates the notice
- Insufficient notice period: For a monthly tenancy, notice must expire on the last day of a rental period and be given at least one month in advance. Failing either condition voids the notice
- Increasing rent within 12 months: The 12-month restriction is absolute. A Section 13 notice proposing an increase within 12 months of the last increase taking effect is void
- Contractual rent review clauses: Any clause in a PAT agreement purporting to allow the landlord to increase rent without serving a Section 13 notice is void. The Section 13 route is the only valid route
- Not serving on all joint tenants: If there are multiple named tenants, the notice must be served on each one. Service on one joint tenant only is invalid
- Back-dating the effective date: The proposed effective date cannot be in the past or within the required notice period. Courts have no discretion to overlook this — an invalid date voids the entire notice
What if the tenant does nothing?
If the tenant does not refer the proposed increase to the First-tier Tribunal before the effective date, the new rent takes effect automatically from the date stated in the notice. The landlord does not need any further action — the new rent simply becomes due on the next payment date on or after the effective date.
Rent increase and the rent bidding ban
The Section 13 process is entirely separate from the rent bidding ban introduced by the RRA 2025. The rent bidding ban (in force 1 May 2026) prevents landlords from inviting or accepting offers above the advertised asking rent for a new tenancy. Section 13 governs rent increases during an existing PAT. The two operate in different contexts: the bidding ban applies at the marketing and letting stage; Section 13 applies during the tenancy.
Practical checklist for Section 13 rent increases
- Wait at least 12 months from the last increase before serving a new notice
- Use current Form 4A — download the latest version from Gov.uk or use LetSafe UK's template
- State the new rent clearly and the proposed effective date
- Give at least one month's notice (for monthly tenancies), expiring on the last day of a rental period
- Serve on all named tenants and retain proof of posting
- Do not rely on contractual rent review clauses — they are void on PATs
- If the tenant refers to Tribunal, attend or submit evidence — the Tribunal sets the market rent