From 1st May 2026, there is only one legal way to increase rent on any assured tenancy in England — Section 13 and Form 4A. Here's how it works, what the rules are, and what happens if you get it wrong.
If you've been a landlord for any length of time, you'll know that rent reviews have always been a bit of a grey area. Some landlords put clauses in their tenancy agreements, some just have a conversation with their tenant, and others haven't increased rent in years and aren't sure where they stand. From 1st May 2026, all of that changes. The Renters' Rights Act 2025 introduces a single, standardised process for rent increases — and if you don't follow it, your increase won't be legally valid.
Under the old assured shorthold tenancy system, landlords could include rent review clauses in fixed-term agreements, use informal agreements with tenants, or serve a Section 13 notice when needed. From 1st May 2026, all tenancies become periodic — there are no more fixed terms. That means rent review clauses in tenancy agreements become redundant. There is now only one legal route to increase rent.
From 1st May 2026, if you want to increase the rent on any assured tenancy in England, you must use Section 13 of the Housing Act 1988 and serve a Form 4A — the formal rent increase notice.
There is no other way. You cannot:
If you do any of the above without serving a valid Form 4A, the increase has no legal standing. Your tenant is under no obligation to pay it.
Two months' notice minimum. You must give your tenant at least two months' written notice of the proposed new rent before it takes effect. The notice period starts from the date the tenant receives the form, not the date you send it — so factor in delivery time.
Once per year maximum. You can only increase the rent once in any 12-month period. If you served a rent increase notice six months ago, you cannot serve another one until the 12 months are up.
Market rent only. The proposed new rent must be in line with the open market rent for a similar property in the same area. You cannot use rent increases as a way to pressure a tenant to leave — tribunals will assess whether the proposed rent is genuinely reflective of the market.
The tenant has the right to challenge it. Once served with a Form 4A, your tenant can refer the proposed increase to the First-tier Tribunal (Property Chamber) before it takes effect. The tribunal will assess the market rent and determine what is fair. Importantly, the tribunal can only keep the rent the same or confirm your proposed increase — it cannot set the rent lower than it currently is.
If you serve an invalid notice — wrong form, wrong notice period, or more than one increase in 12 months — the notice has no legal effect. Your tenant can simply continue paying the existing rent. You would then need to start the process again from scratch with a valid Form 4A.
Given that you can only increase once per year, an invalid notice doesn't just delay the increase — it could cost you a full year's worth of the difference.
If you have a fixed-term tenancy that is still running on 1st May 2026, the new rules apply from the moment that tenancy converts to a periodic tenancy under the Act. From that point forward, any rent increase must follow the Section 13 / Form 4A process.
If your fixed-term tenancy already has a rent review clause that was supposed to take effect before or on 1st May, take legal advice on timing — the transitional rules here are nuanced.
Getting the form right matters. Our Form 4A Rent Review Letter generator produces a legally compliant Section 13 notice, pre-populated with the correct statutory wording, the required notice period, and the tenant's right to refer to the tribunal. Available to Landlord Pro members at rentersrightsact.info/tools.
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General information only — not legal advice
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