Can a landlord increase rent by more than the index?

Under the Renters Rights Act 2025, there is no statutory percentage cap on rent increases in England. A landlord may propose any amount using Form 4A (Section 13 notice), but the tenant can refer it to the First-tier Tribunal. The tribunal cannot set a higher rent than proposed but can set a lower one based on open-market value.

What is Form 4A and when is it required?

Form 4A is the prescribed notice form for Section 13 rent increases in England. It is required for all rent increase notices served on or after 1 May 2026. Notices served before 1 May 2026 could use the old Form 4, but that form is now void for new notices. The effective date in Form 4A must fall on a rent payment day.

What is the 52-week rule for rent increases?

The 52-week rule means a landlord cannot serve a new Section 13 rent increase notice until at least 52 weeks (one year) have passed since the last rent increase took effect. This applies to all periodic tenancies in England under the Housing Act 1988 as amended by the Renters Rights Act 2025.

How much notice must a landlord give for a rent increase in England in 2026?

From 1 May 2026, a landlord must give at least one month's notice for monthly periodic tenancies, or one full period's notice for other payment frequencies. The notice must be served using Form 4A and the new rent cannot take effect before the date specified on the form, which must fall on a rent payment day.

How much can a landlord increase rent in 2026 in England?

There is no statutory cap on rent increases in England from 1 May 2026 under the Renters Rights Act 2025. The landlord proposes a new rent using Form 4A. The tenant has the right to challenge this at the First-tier Tribunal, which will assess the open-market rent. The tribunal cannot award a higher rent than the landlord proposed.

What happens to old Form 4 rent increase notices after 1 May 2026?

Old Form 4 (the previous Section 13 prescribed form) is void for any notice served on or after 1 May 2026. Only Form 4A is valid for new rent increase notices from that date. This calculation is based on Section 13 of the Housing Act 1988 as amended by the Renters Rights Act 2025.

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Renters' Rights Act 2025, Phase 1 commencement· 1 May 2026 · England

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