In England, all residential tenancies operate as rolling periodic agreements, and you must use the statutory Section 13 process if you want to increase rent.
This change means you need to follow the legal process precisely, as even small mistakes can result in the increase being declared void and any overpaid rent being reclaimed by the tenant.
This guide explains the current rules, the required notice periods and what happens if your tenant challenges the increase at a tribunal.
- How often can landlords legally increase rent?
- Filling out a Form 4A and common mistakes to avoid
- How to serve a Section 13 notice
- Can tenants dispute a rent increase?
- Other ways you can increase rent
Keep track of rental payments in real time and relax knowing rent’s been received or is being chased. Explore Smart Rent Collection
How often can landlords legally increase rent?
Under the periodic system, you can only increase rent once every 12 months.
The rules are designed to give tenants more predictable housing costs, so any attempt to raise rent more frequently, even by mutual agreement, may be challenged.
You cannot serve a Section 13 notice within the first 52 weeks of a tenancy, and you must give at least 2 months’ notice before the new rent takes effect, which is an increase from the previous one-month requirement.
The rent adjustment must also align with a rental period, meaning it has to start on the same day the rent is normally due, such as the 15th of the month, and only after the full notice period has passed. Under the Renters’ Rights Act, a Section 13 notice that attempts to start rent mid-period or with insufficient notice is technically invalid.
If this creates a partial first period, you can use our free pro rata rent calculator to work out the correct amount.
Filling out a Form 4A and common mistakes to avoid
To use Section 13, you must fill out the latest version of Form 4A and serve it to the tenant. Ensure you are using the version updated for the latest regulations.
The form provides clear instructions for completing each field and includes helpful guidance notes at the bottom to help you fill it in accurately.
However, here are a few common mistakes landlords make that you should watch out for:
- Make sure you meet all the criteria specified in the above section. If you serve this notice without meeting the criteria (e.g., having served one in the past 52 weeks) then the notice will not be valid.
- Make sure the new rent is payable from the beginning of the rental period.
- Use the correct notice period depending on whether your rental period is monthly, weekly or yearly.
- You must sign and date the notice. If you are a joint landlord, then both must sign the notice unless there is an agreement where one of the landlords can sign for both.
- Be absolutely sure to spell the names of all tenants correctly.
- Make sure you get the property address correct.
You might also be interested in…
- How to Calculate Pro Rata Rent
- What is Rent Arrears? Tips to Protect Your Rental Income as a Landlord
- Renting to Students: Guarantors, Rent in Advance, Ground 4A
- All You Need to Know About Gas Safety Checks and Certificates
- How to Vet Tenants with Pre-Viewing Questions
How to serve a Section 13 notice
Once you have filled out the latest version of Form 4A, you will need to serve it on the tenant.
You can serve the notice by first-class post, hand delivery, or through a process server, unless the tenancy agreement specifies a different method.
Whatever delivery method you choose, be sure to keep proof of service, such as a receipt from the post office, to avoid any disputes about when the notice was served.
If serving by post, the 2-month notice period only begins when the tenant is deemed to have received it (usually 2 working days after posting).
What happens after?
If the tenant agrees to the proposed rent increase, they just need to start paying the new amount from the next rent due date.
If they don’t respond, the increase is usually considered accepted by default, and the new rent will apply from the start of the next rental period.
However, if the tenant believes the increase is unfair, they have the right to challenge it.
Set up your tenancies legally and correctly, in line with the Renters’ Rights Act. Discover Rent Now
Can tenants dispute a rent increase?
Yes. Since the Renters’ Rights Act came into force on 1st May 2026, tenants have been given more robust powers to challenge rent increases that they believe exceed market value.
If a tenant believes the proposed rent is unfair, they can refer the notice to the First-tier Tribunal. This is free for tenants and must be done before the new rent start date.
The tribunal will assess what similar properties in the local area are currently achieving on the open market.
The tribunal can then either agree with your proposed rent or lower it. Importantly, the tribunal can no longer set a rent higher than what you originally requested.
If the tribunal finds that the increase would cause “undue hardship”, they have the power to delay the start of the new rent by up to two additional months from the date of their decision.
In most cases, timing is important. If the tenant doesn’t challenge the increase in time, or pays the new rent even once, this is usually treated as them accepting the new amount.
After that, you cannot raise the rent again unless the tenant agrees or you issue a new Section 13 notice. Remember, you can only use the latter once every 12 months.
Other ways you can increase rent
In the current rental landscape, the ways you can adjust rent are now much more tightly controlled.
Rent review clauses in tenancy agreements are no longer legally valid, and with fixed-term tenancies abolished, you can no longer rely on renewals as a mechanism for increasing rent.
Outside of the formal Section 13 process, the only other way you can increase rent is through mutual agreement with your tenant.
You can still agree to a new rent in writing at any point, but it must be a genuine agreement. You cannot use this route to bypass statutory protections or the required notice periods unless the tenant clearly agrees without pressure.
While not directly related to Section 13, remember that it’s also illegal to solicit or accept “bids” above the advertised rent for new tenancies under the fair marketing provisions of the Act.