How to increase rent legally after 1st May 2026: Section 13 and Form 4A

If you are a private landlord in England planning to increase rent after 1st May 2026, the rules have changed in a way that catches a lot of landlords out. Contractual rent review clauses in your tenancy agreement - the ones that say "rent will be reviewed annually" or "rent will increase by RPI" - are void. The only lawful mechanism is a Section 13 notice using the prescribed Form 4A.

Get the procedure wrong and the increase is unenforceable. Here is exactly how to do it. Rent control is one part of the wider Renters' Rights Act 2025 reforms; the implementation timeline shows when each change takes effect.

What is Section 13?

Section 13 of the Housing Act 1988 sets out the statutory procedure for increasing rent on a periodic tenancy. From 1st May 2026, every private tenancy in England is periodic, so Section 13 applies to every rent increase.

The notice must be given on Form 4A - the prescribed form available on GOV.UK. Using your own template, a letter, or a different form will not do. The form must be the prescribed Form 4A, completed accurately, and served correctly.

How much notice do I need to give?

Two months. The new rent cannot take effect any earlier than two months from the date the notice is served. If you want the new rent to apply from 1st September, the notice must reach the tenant no later than 30th June (allowing for service rules - see below).

A common mistake is to date the form 1st July and assume the new rent starts 1st September. If the notice is posted on 1st July, it reaches the tenant later, and the new rent date may have to be pushed back. Hand it over in person, or allow time for post, and keep proof.

How often can I increase rent?

Once every 12 months. A Section 13 increase cannot take effect earlier than 52 weeks after the date the last increase took effect (or, for a first increase, 52 weeks after the tenancy began). The restriction is on the effective date, not on when you serve: you can serve the Form 4A earlier - it must simply give at least two months' notice and set an effective date that clears the 52-week interval. If your tenant's tenancy began on 1st May 2026, the earliest date a Section 13 rent increase can take effect is on or after 1st May 2027. A second increase could not take effect until on or after 1st May 2028.

A notice whose effective date falls inside the 12-month window is invalid, and the rent does not change - so always check the effective date against the last increase before you serve.

What about rent review clauses in my agreement?

Any clause in your tenancy agreement that purports to set a rent review schedule, link the rent to RPI or CPI, or specify an automatic increase is void from 1st May 2026. You cannot enforce it.

Every rent increase on an assured periodic tenancy must go through Section 13 with Form 4A. There is no by-agreement exception. A "mutual agreement" or written variation signed by the tenant does not displace the statutory procedure, and a tenant who later challenges the increase can rely on Section 13 being the only lawful mechanism. Use Form 4A every time. (Your tenant's Written Statement of Terms should already record that increases use this Section 13 process.)

Can the tenant challenge the increase?

Yes. The tenant has the right to refer the proposed rent to the First-tier Tribunal (Property Chamber) before the new rent takes effect. The tribunal looks at the open market rent for a similar property in similar condition and sets the rent at that figure - but it can only confirm or reduce the rent. From 1st May 2026, the tribunal cannot set rent higher than the amount you proposed, even if the market rent is higher than your figure.

The risk for landlords is real but capped: if you propose a rent above market, the tribunal may reduce it to market and you have lost the upside. Pricing the increase at or just below evidenced market rent reduces the tribunal risk and protects the full proposed amount.

How to fill in Form 4A correctly

Form 4A is short but precise. The fields that catch landlords out are:

• Date of notice: the date you sign and serve, not the date the rent changes
• Address of premises: the full property address, exactly as it appears on the tenancy agreement
• Names of all tenants: every joint tenant must be named; a notice that misses one tenant can be invalid
• New rent: the full amount, not the increase. "£1,200" not "£100 increase"
• Date new rent takes effect: at least two months after service, and at least 12 months after any previous Section 13 increase
• Frequency: monthly, weekly, etc - must match the existing tenancy

A simple way to avoid form errors is to use a generator that pulls from your tenancy data. Our Form 4A generator does exactly this.

How to serve the notice

No law fixes a "deemed served" date for a Section 13 notice. If your tenancy agreement says how notices must be served, use that method. If it does not, the Form 4A itself says you can hand it to your tenant in person, leave it at the tenant's address, or send it by registered post. Email is not valid service for a Section 13 notice unless your tenancy agreement allows it. Unless your tenancy agreement says otherwise, allow at least 2 working days for post, and keep proof of how and when you served it.

What happens after service?

If the tenant accepts the new rent, simply continue the tenancy at the new figure from the effective date. If the tenant refers the rent to the tribunal, you will be invited to provide evidence of comparable rents for similar properties in the area. Have your evidence ready - recent online listings, letting agent valuations, and rents on similar properties you let. If the tenancy has a guarantor, check the guarantee covers the increased rent before you serve.