- Rent can go up only once every 52 weeks, and not in the first year of a tenancy.
- Use the prescribed Form 4A and give at least two months' notice; the new rent must start at the beginning of a rent period.
- Rent review clauses in tenancy agreements are no longer valid for private tenancies.
- A tenant can refer the increase to the First-tier Tribunal before the start date. The tribunal cannot set a rent higher than the landlord proposed.
- When advertising, state one fixed rent and never invite or accept offers above it.
How a Section 13 increase works
- Check timing: at least 52 weeks since the tenancy began and since the last increase or tribunal decision.
- Pick a market rent backed by comparable local lettings.
- Serve Form 4A in person, by post, or by email if the tenancy agreement allows it.
- Give at least two months' notice, with the new rent starting on the first day of a rent period.
- If the tenant doesn't apply to the tribunal before the start date, the new rent applies from that date.
If the tenant challenges
| Point | Rule for notices from 1 May 2026 |
|---|---|
| Where | First-tier Tribunal (Property Chamber) |
| Deadline | Before the start date in the notice |
| Tenant's fee | £47 |
| Highest rent the tribunal can set | The rent the landlord proposed |
| When a new rent starts | After the tribunal's decision, not backdated to the notice date |
The tribunal decides the open market rent, so evidence of similar local homes matters. It can also rule on whether the notice itself is valid. An invalid notice means starting again.
Advertising and new tenancies
A written advert must state a single rent, not a range. A landlord or agent cannot ask for, encourage or accept an offer above it. Councils can fine up to £7,000 for a first breach. Separately, a new tenant can ask the tribunal to review the starting rent within six months if it is above the market rate.
Key dates
What to do now
- Diarise each tenancy's earliest increase date, 52 weeks after the start or last increase.
- Gather three or four comparable lettings before choosing a figure.
- Use the current Form 4A and keep proof of how and when it was served.
- Advertise one fixed rent and brief anyone handling enquiries not to take higher offers.
- Talk to the tenant first: a fair, explained increase rarely ends up at the tribunal.
For the landlords we manage, we review rents against local evidence each year, serve Section 13 notices correctly and keep the paperwork on file.
Property management in London →Questions landlords ask
Can I still use the rent review clause in my tenancy agreement?
Can the tribunal raise the rent above what I asked for?
Can I increase rent in the first year?
Can I agree a rent increase with my tenant instead?
- GOV.UK: Assured periodic tenancies, rent increases
- GOV.UK: Assured periodic tenancies, rental bidding
- GOV.UK: Apply for an open market rent determination
- Shelter Legal: Section 13 rent increases
- Shelter: Challenge a rent increase
General information, not legal advice. Rules and figures change, so check GOV.UK or a qualified adviser before acting.