From 1 May 2026, Section 13 is the only way to raise rent on an Assured Periodic Tenancy in England. Maximum one Section 13 notice per 12-month rolling window, served on prescribed Form 4A. The new rent takes effect no earlier than the minimum period after service (typically one month for monthly rents). Tenant can refer the proposed rent to the First-tier Tribunal for an open-market determination. Rent-review clauses in tenancy agreements no longer override Section 13.
The Renters' Rights Act 2025 preserves Section 13 of the Housing Act 1988 and closes off every alternative rent-rise route. From commencement, a landlord can raise rent on a periodic Assured Tenancy once, per 12-month window, by serving the prescribed Form 4A notice, and only that way.
The rules that still apply
- The notice must be in the prescribed Form 4A content. Our template is drafted straight from the form.
- The new rent must take effect no earlier than the minimum period after service (generally one month for rents paid monthly).
- The first Section 13 notice cannot take effect earlier than 52 weeks after the tenancy began.
- Subsequent notices must each be at least 52 weeks after the last rent increase took effect.
- The tenant can refer the notice to the First-tier Tribunal at any time up to the start date of the new rent.
What the tribunal actually does
The FTT sets the market rent the property could reasonably be let at on an open-market APT, looking at comparable recent lets. It is not a negotiation of what you think is fair, it is a professional assessment. If the tribunal's figure is lower than your notice, that lower figure binds. Importantly, under the Act the tribunal cannot set the rent higher than your notice, so there is now no risk to the tenant in referring.
The most useful comparables are: lets within 0.5 miles, same property type, same number of bedrooms, completed in the last 6 months. Our rent-comparable workbook gives you a structured way to assemble these.
Timing tactics
- Serve in month 11 for an effective date in month 13. Gives the tenant ample notice and starts the 52-week clock cleanly.
- Pick a month that does not coincide with a peak move-out season, tenants are less likely to leave when alternatives are scarce.
- Budget for a possible tribunal referral, build in a two-month buffer so a tribunal assessment doesn't push your rise into month 15.
- Document the comparables on the day of service, a tribunal panel ignores comparables gathered after the fact.
What about rent-review clauses in my old AST?
After 1 May 2026 contractual rent-review clauses are unenforceable on assured tenancies, Section 13 is exclusive. Any pending review triggered by a clause and taking effect before 1 May is preserved. Any review with an effective date on or after 1 May must use Section 13.