The only lawful way to increase rent
Before the Renters’ Rights Act 2025, landlords could increase rent by agreement, through a contractual rent review clause, or by serving a Section 13 notice. From 1 May 2026, contractual rent review clauses (such as RPI-linked annual increases written into the tenancy agreement) are no longer enforceable. The Section 13 statutory notice process is now the only lawful route for increasing rent in the private rented sector in England.
The rules at a glance
- Rent can only be increased once every 12 months
- You must give at least 2 months’ written notice
- The increase cannot exceed the open market rent for the property
- You must use the prescribed Form 4A available on GOV.UK
- The notice must state the proposed new rent and the date it takes effect
Step-by-step: how to serve a Section 13 notice
- Check the 12-month rule. You cannot increase rent within 12 months of the tenancy start date, or within 12 months of the last increase.
- Decide on the new rent. The proposed rent must not exceed the open market rent for your property. If you’re unsure, check comparable properties on Rightmove or Zoopla.
- Complete Form 4A. Download the current version from GOV.UK. Fill in the property address, tenant details, current rent, proposed new rent, and the date the new rent takes effect (at least 2 months from the date of service).
- Serve the notice. Deliver it to the tenant by hand, first class post, or email (if the tenancy agreement permits email service). Keep a record of how and when it was served.
- Wait for the notice period to expire. The new rent cannot take effect until 2 months have passed from the date of service.
What happens if the tenant disagrees?
The tenant has the right to challenge the proposed increase by applying to the First-tier Tribunal (Property Chamber) before the new rent is due to take effect. The Tribunal will assess what the open market rent for the property should be and set a figure accordingly.
Importantly, if a tenant applies to the Tribunal, the increase is suspended until the Tribunal makes its determination. The Tribunal cannot set a rent higher than you proposed, but it can set it lower if it finds the market rent is lower.
If the tenant does not apply to the Tribunal before the effective date, the new rent stands.
What you cannot do
- You cannot increase rent more than once in any 12-month period, even by agreement
- You cannot rely on a rent review clause in the tenancy agreement — these are no longer enforceable
- You cannot backdate an increase
- You cannot threaten eviction to pressure a tenant into accepting an increase
Common mistakes
- Using the old Form 4. The pre-RRA 2025 Form 4 is no longer valid. Always use the current Form 4A from GOV.UK.
- Not giving 2 months’ notice. If the notice period is short even by one day, the notice is invalid and the process must restart.
- Proposing rent above market rate. The Tribunal will reduce it, and the process may take months.
- Increasing rent within 12 months of the tenancy start. The notice will be void.
How Comprent generates Section 13 notices
Comprent’s document generator creates a correctly formatted Section 13 notice with all required details pre-filled from your tenancy record. It calculates the earliest lawful effective date automatically and keeps a record of every notice served, including the date of service and the method used. This gives you an auditable evidence trail if the tenant ever disputes whether a valid notice was served.