How to increase rent legally in 2026: Section 13 explained

Updated July 2026 · Applies to England · 5 minute read

Since the Renters' Rights Act took effect on 1 May 2026, there is exactly one lawful way to increase the rent on an assured tenancy in England: a Section 13 notice. Rent review clauses in old agreements no longer work. Informal "I'm putting the rent up next month" texts never did. If you get the process wrong, the increase is void - and you may not get another chance for a year.

The five rules that now govern every rent increase

Once a year, maximum. You can only increase rent once in any 12-month period.
Two months' notice, minimum. The notice must give the tenant at least two full months before the new rent starts.
The prescribed form. The notice must use the current official form - Form 4A for increases proposed on or after 1 May 2026, downloaded fresh from GOV.UK. A letter, email or out-of-date form won't do - courts treat defective notices as no increase at all.
Start of a rent period. The new rent must begin on the first day of a rent period (for monthly tenancies, the day rent normally falls due).
The tenant can challenge it. If they believe the proposed rent is above market level, they can refer the notice to the First-tier Tribunal before the start date - and the Tribunal decides.

Step by step

1. Check your timing. When was the last increase? If it's within 52 weeks, wait. Then work out your dates: serve the notice, add two clear months, land on the first day of a rent period.

2. Set a defensible number. The Tribunal benchmark is open-market rent for comparable properties. Pull three to five comparable listings in your area and keep them - if your figure is ever challenged, that evidence is your case.

3. Complete the form exactly. Names as they appear on the tenancy agreement, full property address, current rent, proposed rent, start date. Small errors are the most common reason increases fail.

4. Serve it properly and keep proof. Hand delivery with a photo and witness, or first-class post allowing two working days for delivery - keep the proof of posting. Diarise the date.

5. Then it's simple. If the tenant pays the new rent from the start date, it's in effect. If they refer it to the Tribunal, the increase waits for the Tribunal's figure - which can confirm or reduce your proposal but can never set the rent higher than the amount in your notice.

Common mistakes that void notices: fewer than two months' notice, a start date mid-rent-period, the wrong form version, misspelt tenant names, and serving a second increase inside 12 months. Any one of these resets you to zero.

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What if the tenancy is brand new?

You can't serve a Section 13 notice to take effect in the first year of the tenancy - set the right rent from day one instead. If you're creating a new tenancy, remember the agreement itself changed on 1 May 2026: fixed-term ASTs were abolished and every new tenancy must be an assured periodic tenancy with a compliant written statement of terms. Our Tenancy Agreement Pack covers exactly that.

The bigger picture

The Renters' Rights Act moved all the leverage on rent into process. Landlords who follow the process precisely keep full control of their income; landlords who improvise lose a year at a time. Two months' foresight, one correct form, and evidence of market rent - that's the whole game now.

This guide is general information for landlords in England, not legal advice for your specific circumstances. For complex situations, speak to a solicitor.