The Section 13 procedure — four steps
- Step 1 — Check the 12-month restriction: cannot increase rent more than once in any 12-month period (from tenancy start or last increase effective date)
- Step 2 — Prepare Form 4A: use the current prescribed form from Gov.uk; state tenant name/address, new proposed rent, effective date, notice period, and sign/date
- Step 3 — Serve with 2 months' notice: at least 2 calendar months before the effective date; effective date must align with a rental period start date; serve by first class post with proof of posting
- Step 4 — Allow to expire or deal with tribunal referral: if no tenant referral within the notice period, new rent takes effect on the stated date; if referred, new rent is suspended pending tribunal determination
Invalid methods — letter, email, rent review clause
A landlord who increases rent by informal letter, email, new tenancy agreement, or contractual rent review clause has not made a valid Section 13 proposal. The original rent continues. Any 'overpayment' cannot be retained and the landlord cannot recover it.
Tenant referral to the First-tier Tribunal
- Tenant can refer at any time before the proposed effective date; no application fee under RRA 2025
- Effect: proposed new rent suspended; existing rent continues until tribunal determination
- Tribunal assesses open market rent — cannot set a rent below the current contractual rent
- Comparable evidence needed: recent lets of similar properties (size, type, location, specification) in the last 3-6 months from Rightmove, Zoopla sold/let data, or local letting agents
Key rules and restrictions
- Once per 12 months only — regardless of tenancy agreement terms
- Section 13 cannot reduce rent — agree rent reductions in writing as a tenancy variation
- Rent review clauses do not override Section 13 in periodic tenancies
- Effective date must align with a rental period start date (e.g., 1st of the month for monthly tenancies)