The rules in brief
- Use Form 4A, the Section 13 notice for private assured tenancies. Form 4 is the old version and only applies to notices served before 1 May 2026.
- Give at least two months' notice before the new rent starts.
- No increase in the first 52 weeks of a tenancy, then at most one every 52 weeks.
- The new rent must start on the first day of a rent period.
- Follow the Section 13 process every time, even when your tenant has already agreed the increase.
| Before 1 May 2026 | From 1 May 2026 | |
|---|---|---|
| How to increase | Rent review clause, a new fixed term, or Section 13 | Section 13 notice only |
| Notice | One month for monthly or weekly tenancies | Two months, whatever the rent period |
| Tribunal can set rent above your figure | Yes | No |
| Tribunal can backdate the increase | Yes | No |
Rent review clauses no longer work
Clauses in a tenancy agreement that raise the rent automatically, by a fixed amount or in line with inflation, have no effect from 1 May 2026. An increase agreed under a clause before that date but due to start after it does not apply. To put the rent up, serve a Section 13 notice.
Working out the earliest date
The date the new rent starts has to pass three tests:
- it is at least two months after the tenant receives the notice;
- it is at least 52 weeks after the tenancy started or the last increase took effect;
- it is the first day of a rent period: for rent due on the 20th of each month, it must be the 20th.
Because 52 weeks is a day or two short of a year, increase dates could creep earlier each year. If the new date would be more than six days before the anniversary of the last increase, wait 53 weeks instead. Form 4A asks for the last increase date so this can be checked.
| Example | Date |
|---|---|
| Monthly tenancy started, rent due on the 20th | 20 April 2026 |
| Earliest the first increase can start | 20 April 2027 |
| Serve Form 4A by | 20 February 2027 |
An increase made before 1 May 2026 still counts. If the rent last went up on 1 February 2026, under Form 4 or a rent review clause, the next increase can't start before 1 February 2027.
Filling in and serving Form 4A
Download the current Form 4A from GOV.UK's assured tenancy forms page. A letter with the same content is also valid, but using the form avoids mistakes. It asks for:
- the tenant's name and the property address;
- your name, or your agent's, and an address for correspondence;
- the current rent and the proposed new rent, with any council tax, water or fixed service charges shown separately;
- the date the tenancy started and the date of the last increase, if any;
- the date the new rent starts.
Give a copy to every named tenant, and keep proof of how and when you served it: a certificate of posting, a photo of hand delivery, or an email the tenancy agreement says notices can be sent by. If the date is wrong or the notice is too short, the notice is invalid and you have to start again.
Setting the new rent
Propose a figure close to what similar homes nearby let for now. If your tenant challenges it, the First-tier Tribunal decides the open market rent: what the property would let for today, ignoring improvements the tenant has made. Two or three current listings for comparable homes are useful to keep with your copy of the notice.
If your tenant challenges the increase
A tenant can apply to the First-tier Tribunal (Property Chamber) before the new rent's start date. The application fee is £47. Until the tribunal decides, the tenant keeps paying the current rent.
- The tribunal sets the open market rent, or your proposed rent if that is lower. It can't set a higher rent than you asked for.
- If it decides before your start date, the new rent starts on the date in your notice.
- If it decides after, the new rent starts at the next rent period. It can't be backdated.
- If the increase would cause the tenant undue hardship, the tribunal can delay it by up to two months from its decision.
A tenant can also ask the tribunal to decide whether the notice was valid. You can't end a tenancy because a tenant challenged a rent increase.
Agreeing a different figure
If your tenant asks you to accept less, you can agree a different rent, or no increase, before the start date in the notice. Put what you agreed in writing, with the date it starts, and keep it with the notice.
How LetRecord helps
LetRecord keeps each tenancy's start date and monthly rent with the property. Upload the Form 4A you served and your proof of service as a document on the property, so the last increase date is to hand when you work out the next one, and the record is ready if a tribunal or council asks.
Common questions
How much can I increase the rent by?
There is no cap. The increase should match the open market rent for similar homes nearby, because if your tenant challenges it the tribunal can lower it to that figure.
Can I increase the rent in the first year of a tenancy?
No. The first increase can't start until 52 weeks after the tenancy began.
My tenant has agreed to the increase. Do I still need Form 4A?
Yes. GOV.UK says to follow the Section 13 process every time you increase the rent, even if your tenant has already agreed.
Does my rent review clause still work?
No. Rent review clauses have had no effect since 1 May 2026, including for increases agreed before then that were due to start after it.
How much notice do I need to give?
At least two months before the new rent starts, whether rent is paid weekly, monthly or less often.
Official sources
This guide explains the rules in general terms and is not legal advice.
Free PRS registration checklist
Not ready to sign up? Get the step-by-step checklist for registering on the private rented sector database, with the dates for every region.