Section 13 Rent Increase Notice: Step-by-Step for UK Landlords 2026

IntroductionCopy link

For years, many landlords relied on a rent review clause buried in the tenancy agreement: serve a letter, wait 60 days, new rent applies. After the Renters' Rights Act, that shortcut is largely closed for tenancies in scope. Periodic assured tenancies now follow Section 13 of the Housing Act 1988 and the prescribed Form 4A notice.

That is not a paperwork tweak. It changes timing, form, frequency limits and the evidence you need if a tenant disputes the rise or if you later need possession on arrears grounds. This guide walks through the practical steps for England in 2026. Always confirm the latest Form 4A version on GOV.UK and take professional advice for borderline cases.

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What changed after the Renters' Rights ActCopy link

From 1 May 2026, existing assured shorthold tenancies in scope converted to periodic assured tenancies. Section 21 is no longer available for fresh possession action. Rent increases that previously relied on contractual review clauses in those agreements do not operate in the same way.

The operational default is now:

1. Identify the tenancy type and whether Section 13 is available
2. Complete Form 4A with the new rent and effective date
3. Serve on every named tenant using a valid method
4. Wait the full statutory notice period before the increase takes effect
5. Log service evidence in your tenancy file the same day

If you have not updated your rent-rise workflow since April 2026, assume your old template letters are non-compliant until reviewed.

See our Renters' Rights Act landlord checklist for the wider 2026 transition dates.

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When Section 13 appliesCopy link

Section 13 is the mechanism for proposing a rent increase on a periodic assured tenancy where no other valid increase procedure applies.

Typical cases:

• Periodic assured tenancy after AST conversion on 1 May 2026
• Existing periodic tenancy where a fixed term has ended and no compliant alternative increase route exists

Usually not Section 13:

• A brand-new fixed-term agreement where the rent is set in the contract for that term (verify current rules for new lets)
• Increases already governed by a valid, in-scope alternative statutory route — confirm with adviser if unsure

Work per tenancy, not per building. Two flats in the same block can be on different cycles and notice windows.

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Form 4A and notice periodsCopy link

Form 4A is the prescribed notice. Do not reuse a pre-2026 rent review letter or a generic "rent increase" template.

The form must state:

• The proposed new rent
• The date from which it is proposed to take effect
• Information about the tenant's right to refer the proposed rent to the First-tier Tribunal (Property Chamber)

Notice period: the increase cannot take effect earlier than the first day of a new rental period and requires the full statutory notice — for most monthly tenancies this means at least one month before the proposed start date. Weekly tenancies use a shorter minimum. Calculate from the rental period in the tenancy, not from when you remember to post the letter.

Add the increase date to your compliance calendar alongside certificate renewals so notice windows are not handled ad hoc.

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How to serve the notice correctlyCopy link

Step 1 — Use the current Form 4A Download the latest version from GOV.UK. Outdated forms are a common reason increases fail.

Step 2 — Complete every field accurately Match tenant names, property address and current rent to the tenancy agreement. Errors give tenants grounds to challenge timing.

Step 3 — Serve every named tenant Each person on the agreement should receive the notice. Joint tenancies need joint service or documented individual service.

Step 4 — Choose a valid service method Personal delivery, post, or other methods permitted by the tenancy or law. Record date, method and recipient. A notice left unsigned in a portal without proof of receipt is weak evidence.

Step 5 — Wait The new rent applies only after the notice period expires and the proposed date arrives — unless the tenant accepts earlier in writing.

💡 Log rent rises when you serve, not when rent changes LandoraHub ties notice service dates, proposed rent and effective dates per tenancy so your ledger and compliance records stay aligned. Start free →

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Limits and tenant challengesCopy link

Once per 12 months: Section 13 cannot be used more than once in any 12-month period for the same tenancy. If you served in March 2026, you generally cannot serve again before March 2027 — even if market rents moved sharply.

Tribunal referral: Tenants can refer the proposed rent to the tribunal. The increase may still take effect from the proposed date at the original amount until a decision changes it — understand the cashflow and arrears implications if they pay the old rent pending referral.

Arrears link: If you later pursue possession on rent arrears grounds, your rent ledger must match the lawful rent at each date. A Section 13 increase that was never validly served undermines Ground 8 arithmetic.

Our rent arrears process guide covers ledger discipline and escalation evidence.

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Records landlords should keepCopy link

For each increase attempt, store:

• Copy of Form 4A as served (version date visible)
• Proof of service per tenant (dated)
• Calculation note for proposed effective date and rental period
• Tenant response or tribunal referral correspondence
• Updated rent ledger from effective date forward

Reconstructed timelines carry less weight than contemporaneous logs — the same standard councils expect on inspection and repair evidence.

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