Key Takeaways
- Since May 2026, a Section 13 notice on Form 4A is the only lawful way to increase rent on an assured periodic tenancy in England.
- Rent review clauses in the tenancy agreement no longer work. An informal letter saying the rent is going up carries no legal weight.
- You can only raise the rent once in any 12-month period, and not at all in the first year of the tenancy.
- You must give at least two months’ notice before the new rent starts.
- There’s no rent cap, but a tenant can challenge the increase at the First-tier Tribunal, which can’t set the rent higher than you proposed.
You want to put the rent up, and you assumed it would be simple. Maybe there’s a clause in the tenancy agreement, or you’ve always just written to the tenant and agreed a new figure. But since the rules changed in May 2026, you might worry that getting it wrong means more than an awkward conversation. Could it void the increase, so the tenant keeps paying the old rent and you have to start again?
This is one of the biggest shifts in the private rented sector in decades, so it’s worth a bit of your time. The short version is that there’s now only one lawful route to a rent increase, and this guide walks you through it.
If you’d rather talk your own situation through, Osbourne Pinner offers a free 30-minute consultation with a landlord and tenant solicitor. You can also read our guide to how much notice a landlord has to give for the wider set of changes.
What changed on 1 May 2026?
The Renters’ Rights Act 2025 came into force on 1st May 2026, and it reshaped how rent increases work in England. The headline point is this: for assured periodic tenancies, the only way to increase the rent is now the statutory Section 13 process. Nothing else counts.
That means two old habits no longer work:
- A rent review clause written into the tenancy agreement is void, so you can’t rely on it
- An informal letter or email saying the rent is going up has no legal effect on its own
If you want a lawful increase, it has to be a Section 13 notice on the current prescribed form.
These rules apply in England only. Wales, Scotland and Northern Ireland each have their own separate frameworks, so if your property is outside England you need to check the rules for that nation.
What is a Section 13 notice?
A Section 13 notice is the formal, statutory way to propose a rent increase, under section 13 of the Housing Act 1988 as amended by the Renters’ Rights Act. Since 1st May 2026 the correct form for the private rented sector in England is Form 4A, which you can download from GOV.UK.
For clarity, a notice served before 1st May 2026 would have used the old Form 4, but for any new increase now, it’s Form 4A.
The notice sets out the new rent you’re proposing and the date it would take effect. The tenant then either accepts it by paying the new rent, or challenges it at the tribunal.
How much can you actually increase the rent?
There’s actually no legal cap on the amount in England. In principle, you can propose whatever figure you believe reflects the market. But that freedom comes with a real check on it.
A tenant who thinks the proposed rent is above the going rate for a similar property in similar condition in the area can challenge it at the First-tier Tribunal. The tribunal will look at the market rent and can lower your figure.
But here’s what the tribunal can’t do:
- Set the rent any higher than what you proposed
- Backdate the increase before the hearing
With this in mind, it doesn’t make sense to come up with an optimistic figure that practically invites a challenge. The sensible approach is to propose a genuine market rent you can evidence.
The rules you have to follow
A lawful Section 13 increase is a matter of getting the timing and the form right, in the right order. Miss any of these and the increase can be void:
- Once a year only: You can serve one Section 13 notice in any 12-month period.
- Not in the first year: You can’t increase the rent in the first 12 months of the tenancy.
- At least two months’ notice: The date the new rent starts must be a minimum of two months after you serve the notice.
- Use Form 4A: The current prescribed form, served correctly on the tenant.
- Keep your evidence: Hold on to comparable rents in your area in case the tenant challenges the figure.
What if the tenant challenges the increase?
A tenant has the right to challenge a Section 13 increase at the First-tier Tribunal. Crucially, they can’t be evicted just for doing that. The tribunal decides what the market rent should be. If your figure was fair and you can evidence it, that’s your best protection. If it was above market, the tribunal can bring it down.
This is why the groundwork matters. A rent increase might previously have been a number on an email. In 2026, it’s a date, a form, correct service and evidence to back the figure. Landlords who treat it casually are the ones who end up with a void notice and a wasted two months.
Getting it right the first time
The change to Section 13 sits alongside a much wider set of reforms in the Renters’ Rights Act, including changes to possession and notice periods. If you’re reviewing how you manage your tenancies, it is worth looking at the whole picture. Our guide to rent arrears and a landlord’s legal options covers another area that changed on the same date.
Talk to a landlord and tenant solicitor at Osbourne Pinner
If you want to make sure a rent increase is watertight, or you’re dealing with a tenant challenge, our landlord and tenant solicitors can help. We are a multi-office firm with solicitors in London (Piccadilly and Canary Wharf), Harrow and Manchester, and we advise private landlords on the Renters’ Rights Act changes and how to apply them correctly.
We offer a free 30-minute consultation with a landlord and tenant solicitor, Monday to Friday, with no obligation. It costs nothing to check you are getting the process right before you serve anything. We do not offer Legal Aid.
Call us on 0203 983 5080, message us on WhatsApp, or email [email protected] to arrange your consultation.
Please note that this article is for informational purposes only and does not constitute legal advice. We always recommend speaking to a qualified solicitor for advice tailored to your specific circumstances.
