landlord

Section 13 rent increase notice: how much, how often and how a tenant can challenge it

Section 13 rent increase notice explained for England: Form 4A, two months' notice, once a year, open market rent and how a tenant can challenge it.

4 min read
Last reviewed 4 November 2026
By Your Property Check team

Part 1 of 7

The short version

General information, not advice. A section 13 rent increase notice is the formal route for raising rent. The rules below are for England and apply from 1 May 2026, when the Renters' Rights Act changes took effect, according to GOV.UK. We read the GOV.UK pages on 4 November 2026, so check them for later changes before you serve or respond to a notice.

Item	Rule	Source
Form	Form 4A, "Landlord's notice proposing a new rent"	GOV.UK landlord guidance
Notice	At least 2 months before the increase is to start	GOV.UK landlord guidance
Frequency	Once a year	GOV.UK landlord guidance
First year	No increase in the first year of the tenancy	GOV.UK landlord guidance
Process	The section 13 process, used every time, even if the tenant has agreed	GOV.UK landlord guidance
Delivery	In person, by post, or by email only if the tenancy agreement allows	GOV.UK landlord guidance
Challenge	Tenant can ask the First-tier Tribunal if the rent is above open market rent	GOV.UK landlord and tenant guidance
Rent review clauses	Not a route for new increases; an increase agreed by clause before 1 May 2026 but taking effect after it will not apply	GOV.UK landlord guidance

Part 2 of 7

How to raise the rent

GOV.UK advises landlords to talk to the tenant first, so the proposal is suitable for both sides. You then complete Form 4A and give it to the tenant at least 2 months before you want the increase to start. GOV.UK says the section 13 process must be followed every time, even if the tenant has already agreed. You can only increase the rent once a year, and you cannot increase it in the first year of the tenancy.

Part 3 of 7

How often can rent go up?

Once a year. For increases made before 1 May 2026, GOV.UK says you cannot increase the rent until at least a year after the last increase took effect, whether that increase used Form 4 or a rent review clause. Its example: a notice increasing rent from 1 February 2026 means the next increase cannot take effect before 1 February 2027. Notices given before 1 May 2026 on Form 4 keep their notice period and the increase stated, even if the new rent starts after that date, and the tenant can still challenge them.

Part 4 of 7

What is open market rent?

GOV.UK describes it as the rent you would expect to get by re-letting the property on the open market. The tenant's challenge is measured against that figure. We do not quote local rents here. To see what similar homes are actually let for, look at current local listings, and use our ROI calculator to see how a change in rent affects a landlord's return.

Part 5 of 7

How a tenant can challenge it

A tenant who thinks the proposed rent is higher than the open market rent can apply to the First-tier Tribunal. GOV.UK's guide to the Act sets out how the tribunal works:

Timing: the challenge must be made before the proposed new rent starts.
Outcome: the tribunal determines the market rent. It can set a lower rent, but the guide says tenants never pay more than the landlord asked for.
No backdating: the new rent applies from the date of the tribunal's determination.
Hardship: where there is undue hardship, the tribunal can defer the increase by up to a further 2 months.

The GOV.UK tenant page does not give a deadline for applying beyond the point above, so check the current tribunal guidance before relying on a date.

Part 6 of 7

Common mistakes to avoid

Using the old Form 4 for a notice given on or after 1 May 2026.
Relying on a rent review clause in the tenancy agreement for a new increase.
Giving less than 2 months' notice.
Sending the notice by email when the tenancy agreement does not allow it.
Raising the rent twice in 12 months.

Part 7 of 7

If you are planning to sell

A rent increase on a tenanted property affects the income a buyer sees. Our guide to selling a house with tenants and the tenanted property sale guide explain how a sale works with tenants in place, and the ROI calculator shows how rent changes the return.

If you are weighing up a let, the free property deal analyser tests a deal against a value range.

This page is general information, not legal advice. A solicitor or a landlord association can advise on a specific notice.

Our take

Follow the section 13 steps every time

Our view: the process is simple but unforgiving. Use Form 4A, give at least 2 months' notice, raise the rent no more than once a year, and follow the process even if the tenant has agreed. The common mistakes are using the old Form 4, relying on a rent review clause, and emailing when the tenancy agreement does not allow it.

What Your Property Check adds: Landlord CertCheck tracks certificate expiries for Gas, EICR, EPC, PAT and fire, and the free property deal analyser tests a deal against a value range. Neither replaces advice on a specific notice.

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Our opinion, drawn from the facts on this page: not advice and not a forecast. We earn from OfferCheck reports and from introducing sellers to cash buyers, so weigh it with that in mind (see our disclosure). We are not authorised or regulated by the FCA.

Questions, answered

Frequently asked questions

How do I raise the rent on a tenancy in England?

Use a section 13 notice on Form 4A, giving the tenant at least 2 months' notice. GOV.UK says you must follow this process each time, even if the tenant has agreed.

How often can a landlord increase the rent?

GOV.UK says once a year, and not in the first year of the tenancy.

Can a tenant challenge a rent increase?

Yes. A tenant who thinks the proposed rent is above open market rent can apply to the First-tier Tribunal, and the challenge must be made before the proposed new rent starts.

Can the tribunal set a higher rent than the landlord asked for?

No. GOV.UK's guide says tenants never pay more than the landlord asked for. The tribunal can set a lower rent, and the new rent applies from the date of its determination.

What is market rent?

GOV.UK describes open market rent as what a landlord could expect to get by re-letting the property on the open market.

Where this comes from

Sources

Last reviewed 4 November 2026 by the Your Property Check team. This page is general information, not legal, tax or financial advice. For your own situation, speak to a conveyancing solicitor or another qualified professional.