Free Step-by-Step Guide

Rent Increase Notice (Form 4A)

(England)

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.

Includes a date calculator for the 2-month notice + 52/53-week rule + tenancy period alignment.

📄 Download the official Form 4A from GOV.UK ↗ Free from the government — opens GOV.UK in a new tab. Use this guide alongside it.

Free Tool

Rent Increase Date Calculator

The trickiest bit of Form 4A is question 4.6 — the date the new rent starts. It must satisfy three statutory rules. Enter your tenancy details and we’ll work out the earliest valid date for you.

Tenancy start date (required)

Tenancy period (required)

Last rent increase date (if any)

Date you'll serve the notice (required)

This calculator implements the rules in Note A of Form 4A (Housing Act 1988 s.13(2) as amended by RRA 2025 + Regulatory Reform Order 2003). It assumes a standard private rented sector assured periodic tenancy in England. For agricultural occupancies use Form 5 or 5A.

Section-by-Section Walkthrough

Every numbered field on the official Form 4A, explained in plain English. Open Form 4A in another tab and work through it alongside this guide.

Section 1 — The tenant(s) details

This identifies the tenant and the property. If you get the names wrong — for example, missing a joint tenant — the notice can be invalid against the missing tenant.

1.1 Name(s) of tenant(s)

Full legal name of every tenant named on the tenancy agreement.

Joint tenancies: Provide each named tenant’s full name. The notice must be addressed to all of them — missing one can invalidate it. Use the names exactly as they appear on the tenancy agreement, including middle names if those were used.

1.2 Address of premises to which the tenancy relates

The full postal address of the property the tenant rents from you. The official form has separate fields for first line, second line, town, county (optional), and postcode.

Tip: Use the same address format that appears on the tenancy agreement. If the property has a flat/unit number, include it on the first line.

Section 2 — Details of the landlord

This is you (or whoever is named as landlord on the tenancy agreement). The tenant needs to be able to contact the landlord directly about the proposed rent increase.

2.1 Landlord name

Your full legal name as it appears on the tenancy agreement. If the landlord is a company, use the registered company name.

Joint landlords: All names should be listed. The signature block at the end of the form has space for additional joint-landlord signatures.

2.2 Contact address

The address the tenant should use to contact you about this proposed rent increase. This can be your home address, a business address, or your agent’s address (in which case you’ll also fill in Section 3).

Important: The contact address must be a real address in England or Wales (Section 47, Landlord and Tenant Act 1987 requires a name and address for service on every rent demand). It can be your home, a business address, or your agent’s address. If using an agent address, also fill in Section 3. A PO box is acceptable only if it is set up to actually receive correspondence.

2.3 Contact details (phone & email) — optional but recommended

Phone number and email address. Both are optional, but providing them makes it easier for the tenant to contact you and discuss the increase before the start date.

Email = consent to service: If you provide an email address on Form 4A, you are agreeing that the tenant and the tribunal may use that email address to serve documents on you. Only provide an email you actually monitor.

Section 3 — Details of the agent (if applicable)

Only fill in this section if a letting agent or property management agent is acting for you on this rent increase. If you’re managing the tenancy yourself, leave Section 3 blank.

3.1 Agent name

The full name of the individual agent or the registered name of the agency/company.

3.2 Agent contact address

The agent’s correspondence address, in the same structured format as Section 1.2 and 2.2.

3.3 Agent contact details (phone & email) — optional but recommended

Phone and email for the agent. The same email-as-consent rule applies as for the landlord in 2.3 — if the agent’s email is provided, the tenant and tribunal may use it to serve documents on the agent.

Section 4 — The rent

The numbers. Get the dates right (4.2, 4.3, 4.4, 4.6) and you’ll satisfy the three statutory rules in Note A. The date calculator above handles 4.6 for you.

4.1 Current rent — amount and frequency

The rent the tenant currently pays, and how often (per week, fortnight, four weeks, or month). The frequency must be a month or less.

What counts: Use the actual contracted rent figure including any charges (council tax, water, fixed service charges) that are bundled into the rent. The 4.7 table later asks you to itemise those bundled charges separately. Charges the tenant pays directly to a third party — e.g. paying their own utility bills to the supplier — should not appear in 4.1 or 4.7.

4.2 The tenancy started on (Day / Month / Year)

The date the current tenancy began — the start date in your most recent tenancy agreement. If your tenancy converted from a fixed-term AST to a periodic tenancy on 1 May 2026 (under the Renters' Rights Act), this is still the original AST start date — the conversion did not reset the clock.

Why it matters: The first rent increase cannot start until 52 weeks have passed since this date. The date calculator uses this to check the 52/53-week rule. If you've renewed with a new fixed-term agreement (rather than rolling into periodic), use the start date of the most recent agreement.

4.3 The most recent rent increase (if applicable)

If there has been a previous rent increase since the tenancy began, give the date it took effect.

Leave blank if: there has not been a rent increase since the tenancy started.

4.4 Date of the first rent increase after 11 February 2003

If you’ve previously used Form 4 or Form 4A to increase rent on this tenancy, give the start date of that earliest increase. If there has been no Section 13 (Form 4/4A) increase since 11 February 2003, leave blank.

Why this odd-looking question exists: 52 weeks is 364 days, but a calendar year is 365 days. So if a landlord increased rent “every 52 weeks”, the anniversary would drift a day earlier each year. The 53-week safeguard prevents this by saying the new rent date cannot be more than 6 days before the anniversary of the date in 4.4. Question 4.4 establishes the anchor date for that safeguard.

Heads-up: Commentators read this question slightly differently — some include rent increases by addendum or rent review clause, others count only Form 4 / 4A increases. The form’s own side notes are not entirely explicit. If you’ve previously raised rent only via a rent review clause and never used Form 4 / 4A, check the side note on the official PDF or seek advice before completing 4.4.

4.5 The landlord is proposing a new rent of

The new rent amount and how often it will be paid. The frequency must be a month or less.

Tribunal cap: Under the Renters' Rights Act 2025, if the tenant challenges the increase, the First-tier Tribunal cannot order the tenant to pay more than the figure you put here. So if you propose £1,500 and the tribunal decides market rent is £1,600, the tenant only pays £1,500. Pitch realistically — you can’t recover more than you ask for.

4.6 The new rent will start on

The date the new rent takes effect. This is the date the date calculator above works out for you. It must satisfy three rules in Note A: at least 2 months from service, past the 52/53-week mark since the last increase, and aligned to a tenancy period boundary.

The single most common mistake: picking a date that’s either less than 2 months ahead, or doesn’t fall on the right day of the tenancy period. If your monthly tenancy started on the 15th, the new rent must also start on a 15th — not the 1st of the month.

4.7 Charges included in the rent (the breakdown table)

The form has a five-row table: council tax, water charges, electricity/gas/other fuel, communication services, and fixed service charges. For each, enter the existing amount and the proposed new amount — or ‘nil’ if not applicable.

Only include if: the charge is part of the rent and the tenant does not pay it separately to a third party (e.g. directly to a utility company) or to you in addition to rent. Communication services means landline, internet, cable TV, satellite TV.

Do NOT include: variable service charges (within the meaning of section 18 of the Landlord and Tenant Act 1985) that change based on costs. Only fixed amounts that the tenant has agreed to pay as part of the rent.

Signature block

Where you sign and date the notice. Don’t skip the joint-landlord box if there’s more than one landlord.

SIG Tick whichever applies: Landlord / Landlord’s Agent

Tick the appropriate box, sign, print your name, and date the notice. The date here is the date you complete and sign the notice. Important: the 2-month notice period runs from the date the notice is actually served on the tenant, which may be later if you post it. If you complete the form on the 1st of the month and post it on the 7th, the 2-month clock runs from the 7th, not the 1st.

SIG Joint landlords — additional signatures

If you are joint landlords, the form has space for up to three additional landlords to sign. Each provides signature, full name, address, and capacity (e.g. “joint landlord”, “trustee”).

Alternative: One landlord can sign on behalf of all joint landlords if the others have agreed they can do so (in writing is best practice, although the form just says "agree"). If in doubt, get every joint landlord to sign — it’s safer.

Section 5 — What the tenant should do next

This section is information for the tenant — you don’t fill anything in here, but you should understand what it tells them, because it’s how they may respond.

5.1 If the tenant accepts the new rent

The tenant updates their standing order, notifies DWP if they claim Universal Credit, notifies the local authority if they claim Housing Benefit, and (if relevant) checks Local Housing Allowance rates.

5.2 If the tenant does not accept the new rent

The tenant has two options before the start date in 4.6: agree something different with you in writing, or refer the proposed rent to the First-tier Tribunal.

If the tenant refers to the tribunal: they must apply before the start date in 4.6. You’ll get the chance to reply to the application. The tribunal can confirm or reduce the rent — but cannot order more than you proposed in 4.5. The new rent starts on the later of (a) the date you proposed in 4.6, or (b) the tribunal’s determination date. The tribunal can delay it by up to two further months in cases of undue hardship.

5.3 Where the tenant can find advice

Section 5.3 directs the tenant to Shelter, Citizens Advice, housing advice centres, law centres, and the Law Society’s solicitor finder. If the tenant is worried about becoming homeless, they’re directed to their local authority.

Notes A and B (at the end of Form 4A)

These are guidance notes printed at the end of the form. You don’t fill anything in here — but Note A is critical because it explains the three date rules.

A When the proposed new rent can start — the three rules

A2 — First requirement: The notice must be served at least 2 months before the new rent can start.

A3 — Second requirement: The first rent increase cannot start until 52 weeks have passed since the tenancy began. Any further increase must be at least 52 weeks after the previous increase. There’s also a 53-week rule: if the new rent date would be more than 6 days before the anniversary of the date in question 4.4, you must wait an extra week (53 weeks total) so the increase cycle doesn’t drift earlier each year.

A4 — Third requirement: The new rent must start on the first day of a tenancy period. If a monthly tenancy started on the 20th, the new rent must start on the 20th. If a weekly tenancy started on a Monday, the new rent must start on a Monday.

The date calculator above implements all three rules. Plug your dates in and it tells you the earliest valid effective date for question 4.6.

B Guidance on charges included in the rent (relates to 4.7)

Note B explains what to put in the 4.7 table: write ‘nil’ or the amount of the proposed charge, only include charges that are part of the rent and that the tenant doesn’t pay separately, and exclude variable service charges as defined by section 18 of the Landlord and Tenant Act 1985.

After You’ve Filled It In

Three things matter once the form is complete: how you serve it, what records you keep, and what happens if the tenant challenges.

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Serve the notice

If your tenancy agreement specifies methods of service, use one. Otherwise: hand it to the tenant in person, leave it at the tenant’s address, or send by registered post. The date you serve is the date the 2-month clock starts.

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Keep evidence

Proof of service is essential. Keep a signed delivery note, the registered post receipt, or a witnessed copy of the handover. You may need to produce it years later if the tenancy ends in dispute.

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If tenant challenges

The tenant can apply to the First-tier Tribunal before the start date in 4.6. You’ll be invited to reply. The tribunal can confirm or reduce the rent — never increase it above what you proposed.

Who Is This Guide For?

Anyone serving a Section 13 / Form 4A rent increase notice on an assured periodic tenancy in England.

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Private Landlords

Single or multiple properties • Direct management • Self-served notices

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Portfolio Landlords

Multiple tenancies • Annual increase cycle • Consistent compliance across portfolio

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Letting Agents

Acting on behalf of landlord • Section 3 agent details • Client compliance

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Joint Landlords

Multiple landlord signatures • Authorisation arrangements • Joint compliance

A Section 13 rent increase notice (Form 4A from 1 May 2026) is the only statutory route to increase rent on an assured periodic tenancy in England. It replaced Form 4 under the Renters' Rights Act 2025. Voluntary written variation freely agreed by the tenant is the only other lawful method.▼ Tap below to read more

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What Is Form 4A?

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Form 4A is the prescribed government form for landlords proposing a new rent under Housing Act 1988 section 13(2), as amended by the Renters' Rights Act 2025. It came into force on 1 May 2026, replacing the old Form 4.

Key facts:

Free from GOV.UK — you can download it directly without paying anyone
England only — Wales, Scotland, and Northern Ireland have their own systems
Private rented sector only — for social rented sector use Form 4; for assured agricultural occupancies use Form 5 (social) or 5A (private)
Substantially to the same effect — the regulations allow a notice in “substantially the same effect” format, but a defective letter is invalid; the official form is the safest route

Three statutory date rules govern when the new rent can start: the 2-month minimum notice period, the 52/53-week rule between increases, and the requirement that the new rent must begin on the first day of a tenancy period. Get any one wrong and the notice is invalid.▼ Tap below to read more

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The Three Statutory Date Rules

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Rule 1: 2-month minimum notice

The notice must be served on the tenant at least two months before the new rent can start. If you serve on 1 June, the earliest the new rent can start is 1 August.

Rule 2: 52-week rule (and the 53-week edge case)

The first rent increase cannot start until 52 weeks have passed since the tenancy began. Any further increase must be at least 52 weeks after the previous increase.

The 53-week rule kicks in when the new date would be more than 6 days before the anniversary of the date in question 4.4. Because 52 weeks is slightly less than a calendar year, a strict 52-week cycle would drift earlier each year — the 53-week safeguard prevents this. In that case you must wait an extra week.

Rule 3: New rent starts at the beginning of a tenancy period

The new rent must take effect on the first day of a tenancy period. Examples:

Monthly tenancy started on the 20th of the month: new rent must start on the 20th
Weekly tenancy started on a Monday: new rent must start on a Monday

The date calculator at the top of this page checks all three rules and tells you the earliest valid date.

Form 4A allows three methods of service: by hand, by leaving at the tenant's address, or by registered post. If the tenancy agreement specifies a method, use that. Whichever method, keep evidence — landlords must be able to prove service if the increase is later challenged.▼ Tap below to read more

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How To Serve The Notice

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Three valid service methods (per Note to Landlord on Form 4A):

By hand: Give the printed notice directly to the tenant in person. Get them to sign a copy as receipt, or have a witness present.
Leaving at the tenant's address: Drop through the letterbox or hand to a household member. Photograph the envelope and address before posting through the letterbox if you can.
Registered post: Recorded or signed-for delivery from Royal Mail. Keep the proof of posting receipt and the tracking confirmation.

Important:

If your written tenancy agreement specifies particular agreed methods of service, use one of those instead. Whatever method you use, keep evidence — you need to be able to prove the date of service if the tenant later disputes the timing of the increase.

The most common Form 4A errors are missing the 2-month notice period, picking an effective date that doesn't align with the tenancy period, missing tenants on a joint tenancy, including variable service charges in 4.7, and trying to enforce a rent review clause that's now void under RRA 2025.▼ Tap below to read more

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Common Mistakes That Invalidate Form 4A

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The mistakes that catch landlords out:

Less than 2 months' notice: The effective date in 4.6 must be at least 2 calendar months after the date you serve the notice. Calculate from service date, not the date written on the notice.
Wrong day of the period: The new rent must start on the same day of the period as the tenancy started. If the tenancy started on the 7th, the new rent must start on the 7th — not the 1st of the month.
Missing a joint tenant: If two people are named on the tenancy and only one is on the notice, the notice may not be effective against the unnamed tenant.
Including variable service charges in 4.7: Only fixed amounts agreed in the tenancy agreement go in the table. Variable charges (defined by s.18 LTA 1985) must be excluded.
Trying to use a rent review clause: Contractual rent review clauses (RPI-linked, CPI-linked, or any automatic mechanism) in existing tenancy agreements are void from 1 May 2026. Section 13 with Form 4A is the only statutory route.
Pitching above market rent: Under RRA 2025, if the tenant challenges and the tribunal rules, the tenant pays the lower of (a) market rent and (b) what you proposed in 4.5. Pitch realistically — you cannot recover more than you ask for.

🔗 Official Government & Legal Resources

📄 GOV.UK: Form 4A Download 📘 GOV.UK: Renters' Rights Act Factsheets ⚖️ GOV.UK: Apply to Tribunal (Market Rent) 🏠 GOV.UK: Private Renting

Frequently Asked Questions

What is Form 4A and where do I get it?

Form 4A is the prescribed government form for landlords proposing a new rent under Housing Act 1988 section 13(2), as amended by the Renters' Rights Act 2025. It replaced the old Form 4 from 1 May 2026.

The official Form 4A is free to download from GOV.UK. This page is a free step-by-step guide that walks you through filling it in correctly — it does not produce its own form.

Why do I need a guide if the form is free?

Form 4A has prescribed wording and three statutory date rules in Note A that catch landlords out: the 2-month minimum notice, the 52/53-week rule between increases, and the requirement that the new rent must start on the first day of a tenancy period.

Get any of these wrong and the notice is invalid. This guide explains every field in plain English and includes a date calculator that works out the earliest valid effective date for you.

How often can I increase the rent under the Renters' Rights Act?

Once every 52 weeks. The first rent increase cannot start until 52 weeks after the tenancy began, and any further increase must be at least 52 weeks after the previous increase. There is also a 53-week rule that prevents the increase date drifting earlier each year.

Rent review clauses in tenancy agreements are void from 1 May 2026 — Section 13 with Form 4A is the only statutory route to increase rent on an assured periodic tenancy. Voluntary written variation freely agreed by the tenant is the other lawful option.

What is the minimum notice period?

Two months. The notice must be served on the tenant at least two months before the new rent can start. The effective date you put in question 4.6 cannot be earlier than two months after the date you serve the notice.

How should I serve the notice on the tenant?

If your written tenancy agreement specifies agreed methods of service, use one of those. Otherwise you can serve it by handing it to the tenant in person, leaving it at the tenant's address, or sending it by registered post.

Keep evidence of service — proof of posting, a delivery receipt, or a witnessed handover note. You may need to produce it if the tenant later disputes the increase.

Can the tenant challenge the new rent?

Yes. The tenant can refer the proposed rent to the First-tier Tribunal (Property Chamber) before the start date in question 4.6. Under the Renters' Rights Act 2025, the tribunal can confirm or reduce the proposed rent — the tenant will not be required to pay more than the rent the landlord first proposed.

If the tenant challenges, the new rent starts on the later of (a) the date you proposed in 4.6, or (b) the tribunal’s determination date. The tribunal can delay the start of the increased rent by up to two further months in cases of undue hardship.

What is the charges table at question 4.7?

Question 4.7 asks landlords to break down any bills or charges that are included in the rent — council tax, water, electricity/gas/fuel, communications, and fixed service charges.

Only include charges that are part of the rent and that the tenant does not pay separately to a third party or to you in addition to rent. Variable service charges (within the meaning of section 18 of the Landlord and Tenant Act 1985) must not be included.

Do I need to use Form 4A specifically, or is a letter enough?

The Assured Tenancies and Agricultural Occupancies (Forms) (England) Regulations 2015 require a Section 13 notice to be in the prescribed form (Form 4A from 1 May 2026) or in a document “substantially to the same effect”.

The official Form 4A is the safest route — when in doubt, use it. A letter that misses prescribed information, uses outdated wording, or is materially defective is invalid.

Does this work in Scotland, Wales or Northern Ireland?

No. Form 4A is for the private rented sector in England only. Wales has its own framework under the Renting Homes (Wales) Act 2016. Scotland and Northern Ireland have their own separate regimes. This guide is for England only.

Do I need a solicitor?

Most landlords serve Section 13 notices without a solicitor — Form 4A is designed for the landlord to fill in directly. Consider professional advice if your tenancy is high-value, your circumstances are unusual, you have joint landlords with complex arrangements, or you anticipate the tenant will challenge.

The free Shelter and Citizens Advice services can also help.

How much does this guide cost?

This step-by-step guide is completely free. There is no signup, no card required, and no paywall. The official Form 4A is also free from GOV.UK.

Templates UK provides paid templates for other landlord documents — including the Renters' Rights Essential Pack covering 26 templates from tenancy setup to court — but the rent increase walkthrough on this page is free to use.