Section 13 rent increase: steps and notice dates
A section 13 notice is how a private landlord in England proposes a new rent on an assured tenancy. Use Form 4A and give at least 2 months' notice. Rent increases are limited to once a year, outside the first 52 weeks. The new rent must start at the beginning of a tenancy period.
These rules apply from 1 May 2026 under the Housing Act 1988, section 13, as amended by the Renters' Rights Act 2025, section 6. A limited case requires 53 weeks between increases. Form 4 served before that date keeps its stated notice period and increase.
Checked on 23 Oct 2026: Housing Act 1988, section 13; Renters' Rights Act 2025, section 6; SI 2026/421.
Check the proposed start date
NOTICE DATE CHECKSApply every relevant rule below.
| Rule | Minimum or required date | Detail |
|---|---|---|
| Notice | At least 2 months | Count from service of the completed Form 4A. |
| First increase | 52 weeks after the tenancy began | Rent cannot increase in the first year. |
| Later increase | 52 weeks after the previous increase took effect | Use the previous increase's start date, rather than its notice date. |
| Limited exception | 53 weeks | Section 13(3A)(a) and (3B) cover the limited case that prevents increase dates drifting earlier. |
| New rent starts | Beginning of a tenancy period | For a monthly tenancy, use the same day of the month on which the tenancy period begins. |
Checked on 23 Oct 2026 against Housing Act 1988, section 13, Renters' Rights Act 2025, section 6, section 7 and section 8, SI 2026/354, SI 2026/421, the gov.uk guide, updated 20 Oct 2026 and Form 4A, version 05.26.
What is a section 13 notice?
Section 13 is the process for proposing a new rent for an English assured tenancy. Form 4A is the landlord's written notice proposing that rent. Assured periodic tenancies have no contractual end date. Read the wider Renters' Rights Act guide.
Checked on 23 Oct 2026: gov.uk landlord overview.
Which form do I use after 1 May 2026?
Use Form 4A (version 05.26) for a private assured tenancy, rather than the old Form 4. The regulations also permit a form substantially to the like effect. Keep the prescribed wording unless the form expressly permits changes; unauthorised changes risk an invalid notice.
Checked on 23 Oct 2026: SI 2026/354; gov.uk prescribed forms.
How much notice must I give?
Give the completed Form 4A at least 2 months before the proposed increase starts. The Act sets the minimum at two months. This page does not calculate a deemed service date for post, personal delivery or email.
Checked on 23 Oct 2026: Renters' Rights Act 2025, section 6.
When can the new rent start?
Check the notice date table before completing the form. If 52 weeks have not passed since the tenancy began, wait until they have. After a previous increase, allow at least 52 weeks from when it took effect, or 53 weeks in the limited statutory case. Then choose a tenancy-period start that also allows the full 2 months' notice.
Checked on 23 Oct 2026: Form 4A; section 13(3A) and (3B).
Must I use section 13 for an agreed increase?
Yes. Follow section 13 for every increase, even one the tenant has already agreed. Rent can still rise only once a year.
Checked on 23 Oct 2026: gov.uk rent increases.
Can I raise the rent without a section 13 notice?
An agreement alone does not replace the notice. Rent changes through the statutory notice, a tribunal determination or a subsequent agreement for a lower rent. Automatic increases and rent-review clauses have no effect. The cited rules set no inflation-based or percentage ceiling.
Checked on 23 Oct 2026: Renters' Rights Act 2025, section 6.
How do I serve Form 4A?
Serve it personally or by post. Email is permitted if the tenancy agreement allows email service. Keep evidence of service: Form 4A expressly requires you to be able to evidence it.
Checked on 23 Oct 2026: gov.uk service guidance; Form 4A.
What if the tenant challenges the new rent?
An assured tenant can challenge the proposed rent at the First-tier Tribunal. Open-market rent means the rent expected if the property were relet on the open market. The tribunal can also decide whether the notice is valid.
The tenant must apply before the proposed start date, even while collecting evidence. The tenant's application fee is £47, waived for notices dated before 1 May 2026 and for social housing.
Checked on 23 Oct 2026: gov.uk application guidance.
The tribunal sets open-market rent if lower than your proposal; otherwise your proposed rent stands. It cannot set a higher rent. A decision after the proposed start moves the increase to the first tenancy period beginning on or after the decision. An earlier decision leaves the notice's start date in place. A hardship postponement must fall before the end of two months from the decision.
Checked on 23 Oct 2026: Renters' Rights Act 2025, section 7.
A challenging tenant does not pay the higher rent before the final decision. No determination timescale is stated. HMRC's Valuation Office taking initial decisions is an announced future change without a start date, not the current route.
Checked on 23 Oct 2026: government announcement.
Without a timely challenge or agreement for a lower rent, the notice's rent takes effect on its stated date.
Checked on 23 Oct 2026: Housing Act 1988, section 13(4).
What if I served notice before 1 May 2026?
Form 4 served before 1 May 2026 retains its notice period and increase, even with a later start. A previous increase still counts: wait at least a year after it took effect. A rent-review increase agreed before that date but due afterwards does not apply.
Following an earlier rent-review increase, a section 13 notice served on or after 1 May 2026 cannot start the new rent before 52 weeks have elapsed from that increase taking effect.
Checked on 23 Oct 2026: gov.uk transitional guidance; SI 2026/421, regulation 7.
Rent in advance: for tenancies entered into from 1 May 2026, advance-payment terms have no effect subject to exceptions, including initial rent after signing and before commencement. Do not request or accept rent before both parties sign. Between signing and commencement, the usual maximum is one month's rent for monthly payments, otherwise 28 days' rent. The council can require repayment of unlawfully requested advance rent.
Checked on 23 Oct 2026: Renters' Rights Act 2025, section 8; gov.uk landlord guide.
Possession notices are covered separately: section 21 and section 8.
General information, not legal advice. Laws and dates change. Check the official page before you act.