Updated: July 2026 • Based on UK Law

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What Is a Rent Increase Notice?

A rent increase notice is formal written notification from a landlord to a tenant proposing a higher rent from a specified date. For periodic assured shorthold tenancies in England, landlords must use a Section 13 notice (Form 4) with a minimum notice period. From 1 May 2026 under the Renters’ Rights Act 2025, the notice period increases to two months and a new Form 4A becomes mandatory.

This guide covers Section 13 rules, RRA 2025 Form 4A changes, notice periods, and tenant challenge rights, with a free interactive rent increase checklist.

A landlord serves a rent increase notice three weeks before the deadline. One field is wrong — the increase date falls mid-month instead of on the rent payment date. The tenant ignores the increase entirely and keeps paying the old rent. The landlord has no legal way to enforce it.

This happens regularly. Invalid notices are the single biggest reason rent increases fail — and landlords often don’t realise until they’ve already lost months of income they can’t recover.

This guide walks through every requirement for serving a valid rent increase notice in England, including the major changes arriving on 1 May 2026 under the Renters’ Rights Act 2025.

Looking to do a rent increase? Use our free Form 4A rent increase notice walkthrough, with direct government link to Form 4A.

A free, plain-English walkthrough for UK landlords filling in the official GOV.UK Form 4A — the only statutory route to increase rent on an assured periodic tenancy from 1 May 2026.

⚠️ Renters’ Rights Act 2025 — Major Changes from 1 May 2026

From 1 May 2026, Section 13 is the only way to increase rent and landlords must use the government’s prescribed Form 4A (available from GOV.UK). Rent review clauses become void. All ASTs convert to periodic tenancies.

Landlords without a written tenancy agreement must also provide a Written Statement of Terms — a new mandatory document with penalties up to £7,000 for non-compliance. This document must include prescribed information about the tenancy, including how rent can be increased via Section 13.

→ Read our full Renters’ Rights Act 2025 guide

📋 Landlord checklist guide: navigating all the Renters’ Rights Act changes — or go straight to the checklist.

How Much Notice Does a Landlord Need to Increase Rent in the UK?

The notice period depends on the tenancy type and how often rent is paid.

Current Rules (Until 30 April 2026)

For periodic assured shorthold tenancies, the minimum notice period is the longer of one month or one full rental period.

Notice must be in writing using Section 13 Form 4. The proposed increase date must fall on the start of a new rental period — the date rent is normally due.

Shorter notice periods make the notice invalid. The tenant can ignore the increase entirely.

New Rules (From 1 May 2026 — Renters’ Rights Act 2025)

The minimum notice period increases to two months for all tenancies.

Landlords must use the new Form 4A (replacing Form 4). Rent review clauses in tenancy agreements become void — Section 13 is the only permitted method for increasing rent.

Notice Period Calculation Table

Rent Frequency Current Notice (Until April 2026) New Notice (From May 2026)
Monthly (most common) 1 month 2 months
Weekly 1 month 2 months
Fortnightly 1 month 2 months
Quarterly 3 months 2 months
6-monthly 6 months (max cap) 2 months
Yearly 6 months (max cap) 2 months

When Can a Landlord First Increase Rent?

Periodic tenancy: The landlord can propose an increase any time after the tenancy becomes periodic — either after the initial fixed term expires or from the start if periodic from the beginning.

Fixed-term tenancy: Rent cannot be increased until the fixed term expires unless the agreement contains a rent review clause. From 1 May 2026, rent review clauses become void.

Best practice: Wait at least 12 months between increases. Section 13 notices can only be served once per year per tenancy.

Key Takeaway: Current rules require minimum 1 month notice (or one rental period, whichever is longer, capped at 6 months). From 1 May 2026, the minimum becomes 2 months for all tenancies. Notice must be on the prescribed Section 13 form and the increase date must align with the rent payment date.

What Is a Section 13 Form 4 Notice to Increase Rent in England?

Section 13 Form 4 is the prescribed legal form landlords must use to propose rent increases for assured shorthold periodic tenancies under the Housing Act 1988.

Using an incorrect form or missing required information makes the notice invalid — the tenant can refuse the increase entirely.

What Information Must the Form Include?

  • Landlord details: full name(s) and address for service
  • Tenant details: full name(s) of all tenants on the agreement
  • Property address: complete address including postcode
  • Tenancy type: confirm assured shorthold tenancy
  • Current rent: amount per week/month/quarter (specify frequency)
  • Proposed new rent: amount per week/month/quarter
  • Increase date: must be start of rental period
  • Tenant challenge rights: inform tenant they can apply to First-tier Tribunal
  • Signature and date: landlord or agent signature

Common Errors That Invalidate a Section 13 Notice

Error Why It’s Invalid Consequence
Not using Form 4 Section 13 requires the prescribed form Tenant can ignore increase entirely
Insufficient notice period Less than 1 month (or rental period) Notice invalid, increase not enforceable
Increase date falls mid-period Must start on rent payment date Notice invalid, wrong effective date
Not served on all joint tenants Joint tenancy requires service on all Notice invalid for improperly served tenants
Missing landlord address Landlord must provide address for service Notice may be defective
Unsigned notice Form requires landlord/agent signature Notice invalid, not properly executed
Important — From 1 May 2026: A new Form 4A replaces Form 4. Landlords should download the latest prescribed form from GOV.UK each time they serve a notice to ensure they are using the current version.
Key Takeaway: Section 13 Form 4 (Form 4A from May 2026) is the only valid form for rent increases on periodic ASTs. Must include all required information, give proper notice period, and specify the increase date as the start of a rental period. Invalid notices allow the tenant to refuse the increase entirely.

📋 Landlord Documents You’ll Need from May 2026

The Renters’ Rights Act 2025 changes more than just rent increases. Make sure you’re prepared:

→ Written Statement of Terms Template — Mandatory for tenancies without a written agreement. Penalties up to £7,000. Available now.

→ Updated AST Template — Now includes the new periodic tenancy structure. Both versions available now. Free update for existing customers.

→ Landlord Correspondence Pack — Late rent letters, breach of tenancy, end of tenancy, property inspection and more. From £10.

What’s the Maximum a Landlord Can Raise Rent?

There is no statutory cap on rent increases in England. Landlords can propose any amount.

However, increases must be reasonable and reflect market rates for similar properties in the area. If a tenant challenges the proposed increase, the First-tier Tribunal will determine market rent independently based on comparable evidence.

How Does the Tribunal Assess Market Rent?

The tribunal considers objective market factors only:

  • Comparable properties: similar size, location and condition
  • Property condition: state of repair, modernisation
  • Location: transport links, schools, amenities
  • Market trends: local rental market movements
  • Property features: parking, garden, furnishings

What the Tribunal Does NOT Consider

  • Tenant’s affordability or personal finances
  • Tenant’s employment status or income
  • Landlord’s mortgage costs or expenses
  • Landlord’s investment return targets

The assessment is purely objective — based on what the property would reasonably be expected to achieve on the open market.

How Often Can a Landlord Increase Rent?

Rent cannot be increased more than once per year for periodic tenancies. Section 13 notices can only be served once every 12 months per tenancy.

Best practice is to increase every 12–24 months. Frequent increases — even if technically 12 months apart — risk a tribunal finding a pattern of unreasonable behaviour.

Reasonable vs Unreasonable Increases

Likely to be upheld:

  • £900 → £950 (5.5%) where comparable properties rent for £950–£1,000
  • First increase in 3 years bringing rent to current market rate
  • Increase after significant property improvements

Likely to be reduced:

  • £800 → £1,100 (37.5%) where market rate is £950
  • Annual increases well above local market growth without justification
  • Increase proposed solely to force a tenant out
Key Takeaway: No statutory rent cap exists in England, but increases must be reasonable and reflect market rates. Landlords should research comparable local rents and propose increases justified by market evidence to avoid tribunal challenges.

What Does the Renters’ Rights Act 2025 Change for Rent Increases?

The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025. Phase 1 takes effect on 1 May 2026, introducing the most significant changes to rent increase rules in decades.

What’s Changing on 1 May 2026?

  • Section 13 becomes the only method: all rent increases must use the statutory Section 13 process. Informal agreements, renewal increases and contractual rent review clauses are no longer valid.
  • Notice period increases to 2 months: up from 1 month. Landlords must give tenants at least 2 months’ notice of any proposed increase.
  • New Form 4A: replaces the current Form 4. Available from GOV.UK.
  • Rent review clauses become void: any existing rent review clause in a tenancy agreement is unenforceable from 1 May 2026.
  • Tribunal cannot increase rent above landlord’s proposal: currently, the tribunal can set rent higher than the landlord proposed. From May 2026, the tribunal can only confirm or reduce the proposed rent — never increase it.
  • No backdating: the new rent takes effect from the tribunal determination date, not backdated to the original increase date.
  • Hardship deferral: the tribunal can defer the increase by up to 2 months in cases of undue hardship.
  • Initial rent challenges: tenants can challenge the starting rent within the first 6 months of a new tenancy.
  • Rental bidding banned: landlords cannot invite or accept offers above the advertised rent.
  • ASTs abolished: all assured shorthold tenancies automatically convert to assured periodic tenancies.
  • Written Statement of Terms mandatory: landlords without a written tenancy agreement must provide a Written Statement containing prescribed information — including how rent can be increased via Section 13. Penalties up to £7,000 for non-compliance.

What Does This Mean for Landlords?

Tenants will have nothing to lose by challenging rent increases at the tribunal. The increase cannot go above what the landlord proposed, and the challenge itself delays when the new rent takes effect.

This makes it more important than ever to propose increases supported by comparable market evidence. Unreasonable proposals are more likely to be challenged — and the delay itself costs landlords money.

Landlords must also ensure their paperwork is in order. Without a written tenancy agreement, you’ll need to provide a Written Statement of Terms — and that document must explain the Section 13 rent increase procedure to the tenant. Getting this wrong means penalties up to £7,000.

What Does This Mean for Tenants?

The risk of challenging a rent increase disappears. Under current rules, the tribunal can set rent higher than the landlord proposed — meaning a challenge could backfire. From May 2026, the worst outcome is the landlord’s original proposal being upheld.

Tenants also benefit from a longer notice period (2 months instead of 1) and the removal of backdating.

Important: The government has reserved the power to reintroduce backdating if the tribunal system becomes overwhelmed with challenges. This acts as a deterrent against frivolous applications.
Key Takeaway: From 1 May 2026, Section 13 is the only way to increase rent. Notice period becomes 2 months. Rent review clauses are void. Tribunal cannot set rent higher than the landlord’s proposal. No backdating. These changes make proper documentation and market evidence essential.

Can a Tenant Challenge a Rent Increase?

Yes. Tenants can challenge a proposed rent increase by applying to the First-tier Tribunal (Property Chamber) before the increase date specified in the Section 13 notice.

Applying to the tribunal is free. The tenant does not have to pay the landlord’s costs even if the challenge is unsuccessful.

How Does the Tribunal Process Work?

Stage Timing What Happens
Section 13 notice received Day 0 Landlord serves notice proposing increase
Tenant applies to tribunal Before increase date Must apply before the proposed increase takes effect
Landlord notified Week 1 Tribunal sends landlord copy of application
Evidence submission Weeks 2–4 Both parties submit comparable rents, photos, property details
Property inspection Weeks 4–6 (if needed) Tribunal may inspect property
Hearing or paper decision Weeks 6–10 Both parties present case (or decided on papers)
Decision issued Weeks 8–16 Tribunal determines market rent in writing

The tenant continues paying the existing rent until the tribunal makes its determination.

What Can the Tribunal Decide?

Current rules (until 30 April 2026):

  • Confirm the landlord’s proposed rent
  • Reduce the rent to market rate
  • Set the rent higher than the landlord proposed (this is the risk for tenants)

New rules (from 1 May 2026):

  • Confirm the landlord’s proposed rent
  • Reduce the rent to market rate
  • Cannot set rent higher than the landlord’s proposal
  • New rent applies from tribunal determination date (not backdated)
  • Can defer increase by up to 2 months for hardship

When Should a Tenant Challenge?

Worth challenging:

  • Proposed increase significantly above local market rates
  • Comparable properties available at lower rents (evidence available)
  • Property in poor condition or disrepair

Probably not worth challenging:

  • Proposed increase in line with local market
  • First increase in several years bringing rent to market rate
  • Recent property improvements justify increase
Key Takeaway: Tenants can challenge rent increases at the First-tier Tribunal for free. The tenant continues paying existing rent during the process (typically 8–16 weeks). From May 2026, the tribunal cannot set rent above the landlord’s proposal — removing the risk for tenants entirely.

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Need more? The Landlord Correspondence Pack covers late rent letters, breach of tenancy notices, end of tenancy confirmation and more — all updated for the Renters’ Rights Act.

How Do I Write a Rent Increase Letter in the UK?

For periodic ASTs, you must use the prescribed Section 13 Form 4 (Form 4A from May 2026). Informal letters are not valid — even a polite, well-written letter will not count as a legal rent increase notice.

Download the current form from GOV.UK each time. Do not reuse old forms — the wording changes over time and using an outdated version can invalidate the notice.

Step-by-Step Process

  • Step 1: Download the latest Form 4 (or Form 4A from May 2026) from GOV.UK
  • Step 2: Complete all mandatory fields — landlord details, tenant details, property address, current rent, proposed new rent, increase date
  • Step 3: Ensure the increase date falls on the start of a rental period (the date rent is due)
  • Step 4: Give at least 1 month notice (2 months from May 2026)
  • Step 5: Serve the notice on all tenants named on the agreement
  • Step 6: Send via email plus recorded delivery for proof of service

Tips for a Smooth Process

Research comparable local rents before proposing an increase. If the tenant challenges at tribunal, you’ll need this evidence.

Keep copies of everything — the completed form, proof of posting, email confirmations. If a dispute arises, documentation is your protection.

Consider including a covering letter explaining the reason for the increase and providing comparable evidence. This is not legally required but can reduce the likelihood of a challenge.

Key Takeaway: Periodic tenancies must use Section 13 Form 4 (Form 4A from May 2026). Informal letters are not valid. Always give the minimum required notice, specify the increase date as the start of a rental period, and send via email plus recorded delivery.

Can a Landlord Increase Rent During a Fixed-Term Tenancy?

No — unless the tenancy agreement includes a rent review clause specifying how and when rent can increase.

Without a rent review clause, rent remains fixed at the agreed amount until the fixed term expires. Attempting an increase without a clause is a breach of contract. The tenant can refuse and continue paying the original rent.

What Makes a Rent Review Clause Valid?

A valid rent review clause should specify:

  • When review can occur (e.g. annually on tenancy anniversary)
  • How the increase is calculated (e.g. linked to RPI, market rate, or percentage cap)
  • Notice period required before the increase takes effect
  • Dispute mechanism (e.g. independent surveyor determination)

Without these details, the clause may be unenforceable.

Important — From 1 May 2026: All rent review clauses in tenancy agreements become void under the Renters’ Rights Act 2025. The only way to increase rent will be through a Section 13 notice. Fixed-term tenancies will automatically convert to periodic tenancies.
Key Takeaway: Fixed-term tenancies cannot have rent increased unless a rent review clause exists. From 1 May 2026, rent review clauses are void and all fixed-term ASTs convert to periodic tenancies. Section 13 becomes the only route.

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Section 13 Rent Increase Notice — Free Walkthrough Built-In Calculator

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Last updated: July 2026

Disclaimer: This guide provides general UK legal information, not legal advice. Laws are current as of July 2026.

Frequently Asked Questions: Rent Increase Notice UK

How much notice does a landlord need to increase rent in the UK?

Currently, minimum 1 month notice for periodic tenancies (or one rental period, whichever is longer, capped at 6 months). From 1 May 2026 under the Renters’ Rights Act 2025, the minimum increases to 2 months for all tenancies. Notice must be on the prescribed Section 13 form.

How do I write a rent increase letter in the UK?

For periodic ASTs, use Section 13 Form 4 only (Form 4A from May 2026). Informal letters are not valid. The form must state current rent, proposed new rent, increase date (start of rental period), minimum notice period, and tenant’s right to challenge. Send via email plus recorded delivery.

What is a Section 13 Form 4 notice?

The prescribed legal form landlords must use to propose rent increases for assured shorthold periodic tenancies under the Housing Act 1988. Must include all required information and give proper notice period. Invalid notices allow the tenant to refuse the increase entirely.

What’s the maximum a landlord can raise rent?

There is no statutory cap on rent increases in England. However, increases must be reasonable and reflect market rates. Tenants can challenge excessive increases at the First-tier Tribunal, which determines market rent based on comparable evidence.

Can a landlord increase rent during a fixed-term tenancy?

No, unless the tenancy agreement includes a rent review clause. Without one, attempting an increase is a breach of contract. From 1 May 2026, all rent review clauses become void under the Renters’ Rights Act 2025.

Can a tenant challenge a rent increase?

Yes. Tenants can apply to the First-tier Tribunal for free before the proposed increase date. The tribunal determines market rent independently. From May 2026, the tribunal cannot set rent higher than the landlord’s proposal — removing the risk for tenants.

How often can a landlord increase rent?

Maximum once per year for periodic tenancies. Section 13 notices can only be served once every 12 months. Best practice is to increase every 12–24 months.

What does the Renters’ Rights Act 2025 change for rent increases?

From 1 May 2026: notice period increases to 2 months, rent review clauses become void, Section 13 is the only permitted method, tribunal cannot set rent above the landlord’s proposal, no backdating, and tenants can challenge initial rent within the first 6 months of a tenancy.

Is a rent increase notice invalid if the wrong form is used?

Yes. Section 13 requires the prescribed Form 4 (Form 4A from May 2026). Using any other form, an informal letter, or an old version of the form may invalidate the notice. The tenant can refuse the increase and continue paying the existing rent.

How long does the tribunal process take?

Typically 8–16 weeks from application to determination, depending on region and caseload. The tenant continues paying the existing rent throughout. Both parties submit evidence and the tribunal may inspect the property before issuing a binding written decision.

Do I need a Written Statement of Terms as well?

If your tenancy doesn’t have a written tenancy agreement, yes — from 1 May 2026 you must provide a Written Statement of Terms containing prescribed information, including how rent can be increased via Section 13. Penalties up to £7,000 for non-compliance. If you already have a written AST, you’ll need the government Information Sheet instead (free from GOV.UK from May 2026).