The only way to raise the rent
Since 1 May 2026 a landlord in England raises the rent with a section 13 notice on Form 4A. Rent-review clauses in the agreement no longer work.
The three numbers
- Once a year. The first increase cannot start until 52 weeks after the tenancy began. Each later increase is at least 52 weeks after the last one.
- Two months' notice. The new rent starts at least 2 months after you serve the form, on a day the rent is due.
- One form. Form 4A, served in person, by post, or by email if the agreement allows it. Keep proof.
Example
A tenancy starts on 1 June 2026. The earliest day a new rent can start is 1 June 2027. To hit that date, serve Form 4A by 1 April 2027.
If the tenant challenges it
The tenant can apply to the First-tier Tribunal before the start date on the form. The tribunal sets a market rent. It can be lower than your figure. It can never make the tenant pay more than you proposed. Until the decision, the old rent applies.
Think of it like
A referee who can only lower the number.
Sources
- gov.uk: Assured periodic tenancies, a guide for landlords: rent increases
- Form 4A and its notes (gov.uk assured tenancy forms from 1 May 2026)
We make no claims about your situation. This is not legal advice. Confirm on gov.uk and with your own solicitor.
The Landlord Tenancy Pack has a rent-clock calculator and a cover letter to send with Form 4A, for £39.