As a landlord in England, you can only increase rent on a periodic tenancy by serving a valid Section 13 notice using Form 4A. You must give at least two months’ notice, increases can happen no more than once every 52 weeks, and the new rent cannot exceed the open market rent for a comparable property. Any rent review clause in a tenancy agreement is now void.
What You’ll Need Before You Start
Before you serve a rent increase notice, make sure you have the following in order. Skipping any of these checks is where landlords most often run into problems.
- Confirmation that your tenancy is a periodic tenancy (all assured tenancies in England converted to assured periodic tenancies on 1 May 2026)
- The date your last rent increase took effect, to confirm 52 weeks have passed
- Evidence of open market rents for similar properties in your area, from major property portals or a local letting agent
- A completed copy of Form 4A, the official form for a notice proposing a new rent
- The full names of all tenants named on the tenancy agreement
- The full address of the let property
- Your proposed new rent amount and the date you want it to take effect
Step 1: Confirm You’re Legally Entitled to Increase the Rent
As a landlord, you need to satisfy two conditions before you can serve any notice at all. Get these wrong and any notice you serve will be invalid.
The first condition is timing. Landlords can only increase rent once in any 52-week period. That clock runs from the date the last increase actually took effect, not from the date you served the previous notice. If your last increase took effect on 1 September, the earliest your next increase can take effect is 1 September the following year. You also cannot increase the rent in the first 52 weeks of a tenancy.
The second condition is tenancy type. The Section 13 process applies to assured periodic tenancies. Since 1 May 2026, all assured shorthold tenancies in England, including those that were still in a fixed term at that date, automatically converted to assured periodic tenancies under the Renters’ Rights Act. Fixed terms no longer exist for new tenancies, and any existing fixed-term arrangement is now periodic. If you’re unsure how this affects your specific tenancy, reviewing your landlord legal obligations is a sensible first step.
Key actions:
- Check the date your last rent increase took effect
- Confirm 52 weeks have elapsed since that date, or that the tenancy has been running for at least 52 weeks
- Confirm the tenancy is an assured periodic tenancy
- Do not rely on any rent review clause in the tenancy agreement; those clauses are void
Step 2: Research the Open Market Rent
There is no legal cap on how much a private landlord can increase rent in England, but the proposed rent cannot exceed the open market rent for a comparable property. This matters because a tenant who believes the proposed rent is above market rate can challenge it at the First-tier Tribunal, and the tribunal will set the rent at whatever it determines the open market rent to be.
In practice, that means doing your homework before you decide on a figure. Look at what similar properties in the same area are currently being marketed for. Consider size, condition, location, and any included bills or furnishings. If comparable properties are achieving £1,100 per month and you’re currently charging £950 per month, you have room to move toward the market rate. If you’re already at or near comparable levels, a modest increase of 3-4% is more defensible than a large jump.
Keep a record of the evidence you gather. If a tenant does challenge the increase, having documented your market research shows the tribunal you arrived at the figure in good faith.
Key actions:
- Search major property portals for active rental listings on similar properties nearby
- Note the asking rents and any differences in size or condition compared to your property
- Set your proposed rent at or below what comparable properties are currently achieving
- Keep a written record of your research and the sources you used
Step 3: Complete Form 4A
Form 4A is the only legally valid document for serving a rent increase notice in England. A letter, an email, or any other document, however detailed, does not satisfy the Section 13 requirement. The form cannot be substituted.
Form 4A is available from GOV.UK. You’ll need to complete it in full. A partially completed form is invalid. Once you’ve filled it in, check it carefully before serving it; errors are the most common reason a rent increase notice fails.
A correctly completed Form 4A must include:
- The full address of the property
- The name of the landlord and the name of every tenant
- The current rent and the proposed new rent
- The date on which the new rent is proposed to take effect
- A statement confirming the tenant’s right to challenge the increase at the First-tier Tribunal
Our Section 13 notice template covers the key requirements if you want a reference point before completing the official form.
Key actions:
- Download Form 4A from GOV.UK
- Complete every field; leave nothing blank
- Double-check tenant names match the tenancy agreement exactly
- Confirm the proposed start date falls on the first day of a new tenancy period
- Do not use a letter, email, or self-drafted document in place of the form
Step 4: Serve the Notice With the Correct Amount of Notice
Two months’ notice is required. That is two full calendar months, not eight weeks. The notice period doubled from one month to two months when the Renters’ Rights Act came into force, so if you were used to the old rules, this is the change most likely to catch you out.
The new rent must also start on the same date that a new tenancy period begins. If your rent is due on the first of each month, the new rent must take effect on the first of a month, not mid-period. Serve the notice well ahead of time to give yourself a buffer if there are any delays in delivery.
Serve the notice by a method that gives you proof of delivery: recorded post, hand delivery with a witness, or a method your tenancy agreement specifies. Keep a copy of the completed form and your proof of service.
Key actions:
- Count two full calendar months forward from the date of service
- Confirm the proposed effective date falls on the first day of a new tenancy period
- Use a delivery method that provides proof of service
- Keep a copy of the completed Form 4A and proof of delivery
Step 5: Handle a Tenant Challenge at the First-Tier Tribunal
A tenant who disagrees with the proposed rent can apply to the First-tier Tribunal to have it reviewed. This is a right under the Renters’ Rights Act, and it is important to understand what happens if they exercise it.
The tribunal will assess the open market rent for the property and set the rent at that level. It can confirm your proposed rent or reduce it. It cannot set the rent higher than you proposed. The new rent also cannot be backdated; it takes effect from the date the tribunal determines, not from the original proposed start date. That means a successful challenge by a tenant will not result in them paying less than their current rent, but it may delay and reduce the increase you were seeking.
If a tenant does challenge the notice, do not withdraw it and re-serve at a lower figure without taking advice first. The better approach is to engage with the process, present your market evidence, and let the tribunal reach a decision.
Key actions:
- Be aware that a tenant has the right to apply to the First-tier Tribunal
- Prepare your market evidence in case it is needed
- Do not withdraw and re-serve without taking professional advice
- Understand that the tribunal can confirm or lower your proposed rent, but not raise it
- Note that the new rent cannot be backdated if the tenant challenges
Common Mistakes to Avoid
Serving the wrong document. A letter or email is not a valid rent increase notice. Only Form 4A satisfies the Section 13 requirement.
Getting the notice period wrong. Two months’ notice is required, not one. Serving a notice with only one month’s notice makes it invalid.
Proposing an above-market rent. If the figure you propose is above open market rent, the tribunal will reduce it. Research comparable properties before you decide on a figure.
Relying on a rent review clause. Any rent review clause in a tenancy agreement became void on 1 May 2026. It has no legal effect, regardless of how clearly it was drafted or how long it has been in place.
Timing the increase too soon. Landlords can only increase rent once every 52 weeks. Serving a notice before that window has passed means the notice is invalid.
Leaving tenant names off the form. All tenants named on the tenancy agreement must be named on Form 4A. Missing a name can invalidate the notice.
Choosing the wrong effective date. The new rent must start at the beginning of a new tenancy period. A mid-period start date makes the notice invalid.
Not keeping proof of service. If a tenant disputes that they received the notice, you need evidence. Always use a method that provides proof of delivery.
Summary Checklist
Use this before you serve any rent increase notice.
- You have confirmed the tenancy is an assured periodic tenancy
- At least 52 weeks have passed since the last rent increase took effect, or since the tenancy started
- You have researched open market rents for similar properties and set your proposed rent at or below that level
- You have downloaded and fully completed Form 4A from GOV.UK
- All tenant names and the property address on the form match the tenancy agreement exactly
- The proposed effective date falls on the first day of a new tenancy period
- You are serving the notice at least two full calendar months before the proposed effective date
- You are using a delivery method that provides proof of service
- You have kept a copy of the completed form and your proof of delivery
- You understand that the tenant has the right to challenge the increase at the First-tier Tribunal
Frequently Asked Questions
How do I legally increase rent as a landlord in England?
You serve a Section 13 notice using Form 4A, the official form available from GOV.UK. This is the only legal route for a private landlord to increase rent on an assured periodic tenancy in England. Letters, emails, and self-drafted documents do not satisfy the requirement, even if they contain all the same information. You must give at least two months’ notice, and the new rent must start at the beginning of a new tenancy period.
How much notice is required to increase rent?
In England, a landlord must give at least two months’ notice before a rent increase takes effect. This doubled from one month when the Renters’ Rights Act came into force. In Scotland the requirement is three months, and in Wales it is also two months. The notice period is measured in calendar months, not weeks, and the new rent must start on the first day of a new tenancy period.
How often can a landlord increase rent?
A landlord can only increase rent once in any 52-week period. The 52 weeks are counted from the date the last increase actually took effect, not from the date the previous notice was served. Landlords also cannot increase rent in the first 52 weeks of a tenancy, regardless of what the tenancy agreement says.
Is there a limit on how much a landlord can increase rent?
There is no statutory cap on private rent increases in England. However, the proposed increase cannot exceed the open market rent for a comparable property. If a tenant believes the proposed rent is above market rate, they can apply to the First-tier Tribunal, which will set the rent at whatever it determines the open market rent to be. A tribunal cannot set the rent higher than the landlord proposed.
What is Form 4A and where do I get it?
Form 4A is the official government form used to serve a rent increase notice on a periodic tenancy in England. Its full title is “Landlord’s notice proposing a new rent.” You can download it from GOV.UK. It must be completed in full and cannot be replaced with a letter or any other document.
What happens if I use a rent review clause instead of Form 4A?
Nothing enforceable. Any rent review clause in a residential tenancy agreement became void on 1 May 2026 under the Renters’ Rights Act. It does not matter how clearly the clause was drafted, how long the tenancy has been running, or whether the tenant previously agreed to increases under it. The clause has no legal effect. The only valid route is a Section 13 notice on Form 4A.
Can a tenant refuse a rent increase?
A tenant cannot simply refuse a valid Section 13 notice. However, they can apply to the First-tier Tribunal to challenge the proposed rent amount. The tribunal will then determine what the open market rent is for the property and set the rent at that level. The tribunal can confirm the landlord’s proposed figure or reduce it, but cannot raise it above what the landlord proposed.
What happens at the First-tier Tribunal if a tenant challenges my rent increase?
The tribunal assesses the open market rent for the property and sets the rent accordingly. It can confirm your proposed rent or lower it; it cannot set it higher than you proposed. The new rent cannot be backdated, so any delay in the process means the increase takes effect later than you planned. Bring your market evidence, comparable rental figures for similar properties in the area, to support your proposed figure.
What is the difference between a fixed-term tenancy and a periodic tenancy for rent increases?
Fixed-term tenancies no longer exist for new tenancies in England. All assured shorthold tenancies, including those still in a fixed term on 1 May 2026, automatically converted to assured periodic tenancies on that date. The Section 13 process now applies throughout the tenancy. You can find a detailed overview of how periodic tenancies work on our assured periodic tenancy template page.
Can I increase rent by agreement with my tenant without using Form 4A?
No. Since 1 May 2026, the Section 13 process is the only legal route to increase rent on an assured periodic tenancy in England. A mutual agreement to increase rent, even if the tenant signs it, does not override this requirement. The only valid rent increase notice is a correctly completed Form 4A served with at least two months’ notice.
Understanding the rules is only half the job; serving the notice correctly is where it counts. If you want to explore how tenants typically respond to rent increases and what they can reasonably push back on, our guide on negotiating a rent increase covers it from the other side of the table, which is worth reading before you settle on your figure.