Renters' Rights Act
Section 13 Rent Increases: Form 4A
Rent on a private assured tenancy in England goes up through Section 13 of the Housing Act 1988. Since 1 May 2026 that means Form 4A, two months' notice, and no more than one increase a year. A clause in the tenancy that tries to raise the rent some other way has no effect.
This is general information, not legal advice. Form 4A is for the private rented sector in England. Social housing uses Form 4.
When you can increase the rent
- Not in the first year. The first new rent cannot start until 52 weeks after the tenancy began.
- Then once a year. The next increase cannot start until at least 52 weeks after the previous one took effect. That includes an increase that took effect before 1 May 2026.
- The start date of the new rent cannot fall more than six days before the anniversary of the last one. If it would, you wait an extra week. Form 4A's notes exist to stop the increase creeping earlier every year, because 52 weeks is slightly short of a calendar year.
- The new rent starts on the first day of a tenancy period. A monthly tenancy that began on the 20th increases on the 20th.
Form 4A
The notice is Form 4A, headed as the landlord's notice proposing a new rent under section 13(2). You must give it at least two months before the new rent can start. GOV.UK is explicit that you use this process even when you and the tenant have already agreed the figure.
A notice served on the old Form 4 before 1 May 2026 keeps the notice period and the date written on it, including where the new rent starts after 1 May 2026. An increase that was only ever in a rent-review clause, agreed before 1 May 2026 but due to take effect after that date, does not take effect. You serve Form 4A instead.
How to serve it
Use a method the tenancy agreement allows. If it is silent, GOV.UK says you can hand the notice to the tenant, leave it at their address, or send it by post. Email is available where the agreement allows it. Keep proof. A notice you cannot show was served is a notice you cannot rely on.
This isn't a possession notice. Ending the tenancy is Section 8, on Form 3A. Taking rent before the tenancy even starts is the rent-in-advance cap.
If the tenant challenges it
The tenant can apply to the First-tier Tribunal where they believe the proposed rent is above the open-market rent. The tribunal decides the market rent. It doesn't become a negotiation in which the landlord asks for more than Form 4A proposed. While you wait, don't serve a fresh notice to "correct" the figure inside the same year: the once-a-year rule still applies.
Your records
Keep the current rent, the date the tenancy started, the date the last increase took effect, a copy of Form 4A, and proof of service. Those dates are what show the 52-week gap and the two months' notice. Vantage stores the rent on the tenancy and tracks every compliance certificate alongside it — so the whole picture for each property is in one place. Start a free trial.
Frequently asked questions
How often can a landlord increase the rent?
Once a year. The first increase cannot start until 52 weeks after the tenancy began. Later increases cannot start until at least 52 weeks after the previous increase took effect. Form 4A also stops the increase date drifting earlier each year: the new date cannot be more than six days before the anniversary, or the landlord waits another week.
What form is a Section 13 notice?
Form 4A, for private-rented assured tenancies in England, from 1 May 2026. Form 4 is now for the social rented sector. A notice served on Form 4 before 1 May 2026 still runs on the dates and notice period written on it.
Can a tenant challenge a Section 13 increase?
Yes. The tenant can apply to the First-tier Tribunal if they think the proposed rent is above the open-market rent. GOV.UK's landlord guidance says the tribunal looks at whether the proposed rent is above the market. A rent-review clause in the tenancy cannot be used to bypass the Section 13 process.
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