Section 13 rent increases after the Renters' Rights Act
Published 5 November 2026
Since 1 May 2026 the only way to raise rent on a private assured tenancy is a section 13 notice on prescribed Form 4A. Rent review clauses and other mechanisms are not permitted. Source GUIDESource FORMS
The rules
- Once a year. Once per year. Source
- Two months' notice. At least 2 months' notice before the new rent takes effect. Source
- Up to market rent. Up to market rent: what the property would achieve if newly advertised. Source
- Form 4A. The form is on gov.uk. Source
If the tenant challenges
The tenant can apply to the First-tier Tribunal. The Tribunal cannot set a rent higher than you proposed. There is no backdating: the new rent applies from the determination date. In undue hardship the Tribunal can defer by up to a further 2 months. The tenant pays the old rent until the final decision. Source GUIDESource NEWS
The government has announced that challenges will later move to the HMRC Valuation Office. Until then, tenants apply to the Tribunal. Source
Work out your date
Use the free rent increase calculator to find the earliest date the new rent can start, and print a completion sheet for Form 4A.
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