Section 13 Rent Increase Notice: How to Raise Rent Legally

Under the Renters' Rights Act 2025, the Section 13 notice is now the only way to increase rent for assured tenancies in England. Contractual rent review clauses are no longer effective, and any agreement that allows the landlord to raise rent outside the Section 13 process is void.

This guide explains exactly how to use a Section 13 notice correctly — the form to use, the timing requirements, what the tenant can do in response, and how to handle a Tribunal challenge. The current prescribed form under the Act is Form 4A. For the specific traps that quietly invalidate a notice — above all the effective-date rule — see how a Form 4A notice becomes invalid.

Disclaimer: This guide is for information only and does not constitute legal advice. Always consult a solicitor for your specific situation.

What Is a Section 13 Notice?

Section 13 of the Housing Act 1988 (as amended by the RRA 2025) provides a statutory mechanism for landlords to propose a rent increase. It applies to all assured tenancies, which — since the RRA 2025 — is every residential tenancy in England.

The process works like this:

1. The landlord serves a Section 13 notice proposing a new rent amount
2. The tenant has two months to either accept, negotiate, or challenge the increase at the First-tier Tribunal
3. If the tenant does nothing, the new rent takes effect on the date specified in the notice
4. If the tenant challenges, the Tribunal determines a market rent

The key principle is that rent increases must reflect market conditions, not arbitrary decisions. The Tribunal will assess what a willing landlord and a willing tenant would agree to in the open market for a comparable property.

What Changed Under the RRA 2025

Before the Renters' Rights Act 2025, landlords had two common approaches to a rent increase: serving a Section 13 notice, or negotiating a new fixed-term tenancy at a higher rent. The second route has effectively gone. Because all tenancies are now assured periodic tenancies with no fixed-term renewals, the only unilateral mechanism available is the Section 13 rent increase process.

The RRA 2025 also standardised the notice period at a minimum of two months for all Section 13 notices. Previously, the notice period was one period of the tenancy (often one month for monthly tenancies), which gave tenants less time to respond. The longer notice period gives tenants more time to budget, negotiate, or apply to the Tribunal.

With Section 21 abolished, landlords can no longer end a tenancy and re-let at a higher rent as an alternative to a formal rent increase. Getting the Section 13 process right is now essential for keeping rents in line with the market. You can serve the notice yourself on the correct form — some agents charge £300 or more for the same task, which is one of the line items worth checking before paying for full management.

When Can You Increase the Rent?

Frequency

You can only increase the rent once every 12 months. The 12-month clock runs from either:

• The start of the tenancy (for the first increase), or
• The date the last rent increase took effect (for subsequent increases)

Earliest Increase

The first rent increase cannot take effect within the first 12 months of the tenancy. So if a tenancy starts on 1 June 2026, the earliest effective date for a rent increase is 1 June 2027.

Since you must give two months' notice, the earliest you could serve the notice in this example is 1 April 2027.

No Backdating

A rent increase cannot be backdated. The new rent applies from the date specified in the notice (which must be at least two months after service), not from any earlier date.

How to Serve a Section 13 Notice: Step by Step

Step 1 — Research the Market Rent

Before proposing an increase, research what comparable properties in the area are renting for. The Tribunal will assess your proposed rent against market evidence, so your figure needs to be defensible.

Check:

• Current listings on Rightmove, Zoopla, and OpenRent for similar properties in the same area
• Recent lets (properties that have been listed and are now marked as "let agreed" — these reflect actual achieved rents, not aspirational asking rents)
• The size, condition, and location of your property compared to the comparables
• Any improvements you have made to the property since the last rent was set

Keep records of the comparables you found, including screenshots with dates. If the tenant challenges your increase, this evidence will support your case at Tribunal.

Step 2 — Complete the Prescribed Form

You must use the prescribed Form 4A (Section 13(2) notice), prescribed by regulation 3(1)(d) of the Assured Tenancies (Private Rented Sector) (Prescribed Forms and Transitional Provisions) (England) Regulations 2026, in force from 1 May 2026. Regulation 4 revoked the 2015 Regulations "in relation to any private assured tenancy" — so Form 4 is now a social-housing form and using it on a private tenancy is a defect on the face of the notice. Form 4A is available from the GOV.UK website. It requires:

• The name and address of the tenant
• The address of the property
• The current rent amount
• The proposed new rent amount
• The date the new rent will take effect (must be at least 2 months after service, and the first day of a rental period)

Fill in the form accurately. Errors on the form — wrong tenant name, wrong current rent, incorrect effective date — can invalidate the notice.

Step 3 — Set the Effective Date

The proposed effective date must be:

• At least two months after the date you serve the notice
• The first day of a rental period (typically the 1st of the month if rent is paid monthly)
• At least 12 months after the tenancy started or the last increase took effect

For example, if the tenant pays rent on the 1st of each month and you serve the notice on 15 March 2026, the earliest effective date is 1 June 2026 (the first day of a rental period that is at least two months after service).

Step 4 — Serve the Notice

Serve the notice on the tenant. Acceptable methods:

• In person — hand it directly to the tenant
• First class post — allow two working days for deemed delivery
• Email — only if the tenancy agreement permits service of notices by email

Keep proof of service. If serving by post, use recorded delivery. If serving in person, have a witness or take a photograph showing the notice and the date.

Step 5 — Wait for the Tenant's Response

After service, the tenant has several options:

• Accept the increase — the new rent applies from the effective date. No further action needed
• Negotiate — the tenant may propose a lower figure. You are free to agree a compromise
• Refer to the Tribunal — the tenant can challenge the increase by applying to the First-tier Tribunal (Property Chamber) before the effective date
• Do nothing — if the tenant takes no action, the new rent applies automatically from the effective date

What Happens at Tribunal

If the tenant refers the proposed increase to the Tribunal, a hearing will be arranged. Understanding this process helps you set a realistic figure in the first place and prepare if a challenge arises.

How the Tribunal Decides

The Tribunal determines a market rent for the property — what a willing landlord and willing tenant would agree to in the open market. They consider:

• Rents for comparable properties in the area
• The size, location, and condition of the property
• The age and character of the property
• Any fixtures or services provided by the landlord
• The state of repair (they disregard improvements made by the tenant)

Suspension During Tribunal Proceedings

If the tenant applies to the Tribunal, the proposed rent increase is suspended until the Tribunal makes its determination. This can take several months, during which the tenant continues paying the existing rent. The Tribunal's decision, once made, is binding on both parties.

The RRA 2025 Change: No Reduction Below Current Rent

Under the Renters' Rights Act 2025, the Tribunal cannot set the rent below the current amount. This is a significant change from the previous rules where a tenant's challenge could result in a rent determination lower than what they were already paying.

This means:

• Best case for you: the Tribunal confirms your proposed increase in full
• Neutral case: the Tribunal sets a rent between the current amount and your proposed amount
• Worst case for you: the Tribunal sets the rent at the current level — you get no increase, but you also do not lose anything

Note the ceiling: section 14ZB(5) means the figure you put in the notice is the most you can end up with. The Tribunal cannot award you more than you asked for, so an under-pitched notice caps your own outcome for the year.

This change removes the risk that previously discouraged landlords from proposing increases, since there was a chance the Tribunal would actually reduce the rent.

If you think a challenge is likely, prepare the evidence before you serve. We have set out what the Tribunal actually looks at, how to build a comparables case that survives scrutiny, and which improvements are disregarded, in how to evidence a market rent increase for the Tribunal.

Preparing for a Tribunal Hearing

If the tenant challenges:

1. Gather your market evidence — listings, recent lets, comparable properties with photos, addresses, and asking/achieved rents
2. Document the condition of your property — photographs showing the standard of accommodation, any recent improvements
3. Note any features that justify the proposed rent — proximity to transport, parking, garden, energy efficiency, included appliances
4. Prepare a brief written statement explaining your rationale

Tribunal hearings are typically informal. You do not need a solicitor, though you may bring one. Present your evidence clearly and let the comparables speak for themselves.

Costs

There is no fee for the tenant to refer the matter to the Tribunal. There is no fee for the landlord either. Each party bears their own costs — the Tribunal does not award costs except in exceptional circumstances.

How Much Should You Increase the Rent?

Setting the right figure requires balancing several considerations:

Market rate

The rent should reflect what a comparable property would let for on the open market today. An increase significantly above market rate will be reduced by the Tribunal if challenged, and an unreasonable increase may damage your relationship with a good tenant.

Tenant retention

Losing a good, reliable tenant and facing a void period can cost more than a modest rent increase. If your current tenant pays on time, looks after the property, and causes no issues, there is significant value in keeping them — even if the market would bear a slightly higher rent.

Property improvements

If you have improved the property since the rent was last set — new kitchen, bathroom renovation, improved insulation — this justifies a higher rent. Document any improvements with before-and-after photographs and receipts.

Cost increases

Rising mortgage rates, insurance premiums, maintenance costs, and regulatory compliance costs may necessitate an increase. While the Tribunal does not consider your costs when determining market rent, these factors help you decide what increase you need.

Practical guidance

A common approach is to increase rent annually in line with the broader market, typically 2–5% per year in most areas. Large one-off increases (e.g., 20% after several years without an increase) are more likely to be challenged and are harder to justify.

Common Mistakes When Increasing Rent

Using the wrong form. A letter or email proposing a rent increase is not a valid Section 13 notice. You must use the prescribed Form 4A.

Insufficient notice period. The notice must give at least two months' notice. If you serve on 1 March, the earliest effective date is 1 May — not 1 April.

Wrong effective date. The effective date must be the first day of a rental period. If rent is due on the 1st and you specify the 15th as the effective date, the notice is defective.

Increasing too frequently. Rent can only be increased once every 12 months. A second increase within 12 months is void.

Using a contractual rent review clause. Even if your tenancy agreement contains a rent review clause, it is no longer effective for assured tenancies under the RRA 2025 — see what must be included in a tenancy agreement for the current rules. You must use the Section 13 process.

Not keeping evidence of service. If the tenant later claims they never received the notice, you need to prove service. Always keep tracking information or a witness statement.

Withdrawing and re-serving to game the timing. Withdrawing a Section 13 notice and issuing a new one to reset the 12-month clock is not permitted and could be treated as harassment.

Setting an unrealistic figure. If the tenant challenges and the Tribunal finds your proposed increase was significantly above market rent, it undermines your credibility. Research the market thoroughly and set a defensible figure.

Raising rent informally. A verbal request, text message, or ordinary letter asking the tenant to pay more is not a valid rent increase. Without a properly served Form 4A, the increase is unenforceable under the RRA 2025, even if the tenant initially agrees to pay the higher amount.

After the Increase Takes Effect

Once the new rent is in place:

• Update your records — adjust your rent tracking to reflect the new amount from the effective date
• Confirm with the tenant — send a brief written confirmation of the new rent amount and effective date
• Adjust the standing order — remind the tenant to update their standing order or bank transfer amount
• Note the date for next year — you cannot increase again for another 12 months
• Review your compliance checklist to ensure all other obligations are up to date

Rent Increase and Tenant Rights: Summary

Frequently Asked Questions

How much notice do I need to give for a rent increase UK?

You must give at least two months' notice using a Section 13 notice (Form 4A). The effective date of the increase must be the first day of a rental period and at least 12 months after the tenancy started or the last increase took effect. Shorter notice periods are not valid.

Can a tenant refuse a rent increase UK?

A tenant cannot simply refuse a valid Section 13 notice. However, they can refer the proposed increase to the First-tier Tribunal before the effective date. The Tribunal will determine the market rent. Under the Renters' Rights Act 2025, the Tribunal cannot set the rent below the current amount, so the worst outcome for a landlord is no increase.

Can I increase rent by any amount UK?

You can propose any figure, but it must reflect the market rent for a comparable property in the area. If the tenant challenges the increase at the Tribunal, an unrealistic figure will be reduced to the Tribunal's assessment of market rent. Researching comparable properties thoroughly before serving the notice is essential.

What happens if a landlord raises rent without using Section 13?

If a landlord attempts to raise rent informally — for example by telling the tenant verbally or writing it in a letter — the increase is not legally enforceable under the Renters' Rights Act 2025. A Section 13 notice served on Form 4A is the only valid mechanism for unilateral rent increases on assured periodic tenancies.

Keeping Track

Managing rent increases across multiple properties, tracking 12-month windows, and keeping evidence of market research can become complex — particularly when you have different tenancies starting on different dates.

LetSorted helps landlords track rent amounts, generate Section 13 notices through the built-in document management system, and maintain the compliance records that support your position if a tenant challenges. Keep your rent administration organised and defensible from one dashboard.