Need to increase your rent?
The rules changed on 1 May 2026. Here's exactly what to do, step by step.
Complete guide to increasing rent legally under the new Renters Rights Act. From understanding the rules to serving notice and handling challenges.
Know the New Rules
5 things every landlord must know about rent increases in 2026
Understand the New Rules
Learn the 5 critical changes to rent increase rules that came into force on 1 May 2026
5 things every landlord must know about rent increases in 2026
- From 1 May 2026, landlords can only increase rent by serving a valid Section 13 notice — once per year maximum
- You must give at least 2 months written notice using Form 4A before the increase takes effect
- Rent review clauses in tenancy agreements are now void — Form 4A is the only route, no exceptions
- The increase must be no higher than open market rent — the First-tier Tribunal application is free for tenants to challenge
- The tribunal cannot set rent higher than what you proposed — but can set it lower, so evidence your figure before you serve
In Plain English
You can't just tell your tenant the rent is going up. You must use the official form, give 2 months notice, and make sure your figure is fair market value or a tribunal could reduce it.
What Changed on 1 May 2026
The Renters Rights Act fundamentally changed how rent increases work. The old system where landlords could include rent review clauses in tenancy agreements is gone. Now, every rent increase must follow the same formal process.
The Section 13 Process
Section 13 of the Housing Act 1988 (as amended) is now the only legal route to increase rent. This means:
- You can only increase rent once every 12 months
- You must use the official Form 4A (not the old Form 4)
- You must give at least 2 months' written notice
- The increase must be reasonable and reflect market rates
Tenant Rights to Challenge
Tenants now have enhanced rights to challenge rent increases at the First-tier Tribunal. The application is free for tenants, and the tribunal will assess whether your proposed increase reflects open market rent. Importantly, the tribunal cannot set rent higher than you proposed, but it can set it lower.
Critical Warning
Pre-Notice Checklist
10 things to check before you serve a Section 13 notice
Complete Your Pre-Notice Checklist
Essential checks before serving your rent increase notice
Before you serve a Section 13 notice, you must verify several critical requirements. Missing any of these can invalidate your notice and force you to start over.
Pro Tip
Collect your comparable rent evidence from Rightmove, Zoopla, and local letting agents. Save screenshots with dates visible. This evidence becomes critical if your tenant challenges at tribunal.
Checklist
- ✓Has it been at least 12 months since the last rent increase?
- ✓Is your tenancy now an assured periodic tenancy? (All are, from 1 May 2026)
- ✓Do you know the current open market rent for comparable properties nearby?
- ✓Have you collected 3 comparable rental listings as evidence?
- ✓Do you have the tenant's full legal name exactly as it appears on the tenancy agreement?
- ✓Do you know the exact date rent is due each month?
- ✓Have you calculated the correct notice expiry date? (Must land on the last day of a rental period)
- ✓Are you using Form 4A — not the old Form 4?
- ✓Do you have a method of proof of service ready? (Royal Mail certificate of posting, signed receipt or process server)
- ✓Have you saved copies of your comparable rent evidence to your records?
How to Serve the Notice
Complete and serve a Section 13 rent increase notice correctly
Serve Your Section 13 Notice
10-step process to complete and serve Form 4A correctly
How to complete and serve a Section 13 rent increase notice in 10 minutes
- Download the correct Form 4A from GOV.UK
- Complete all fields accurately
- Calculate the correct effective date
- Serve the notice correctly with proof
- Retain all documentation
Step-by-Step Process
- Download Form 4A from GOV.UK (link provided)
- Complete tenant names exactly as on the tenancy agreement
- Enter the property address in full
- Enter proposed new rent amount
- Calculate the correct effective date — must be the first day of a rental period, minimum 2 months from service date
- Sign and date
- Serve by first class post, hand delivery or process server
- Obtain and retain proof of service immediately
- Save a copy of the completed form to your records
- Note the date in your diary — tenant has until the effective date to challenge at tribunal
Common Mistakes
- Using old Form 4 instead of Form 4A — notice is invalid
- Setting the effective date mid-period rather than on the first day of a rental period — notice is invalid
- Not keeping proof of service — fatal in any tribunal challenge
- Proposing above-market rent — tribunal can reduce it and you lose months of income
Letter Templates
Professional letter templates for the rent increase process
Use Professional Letter Templates
Ready-to-use templates for every stage of the process
Professional, legally-sound letter templates help you communicate clearly with your tenant and reduce the risk of disputes or tribunal challenges.
Templates & Downloads
Friendly Pre-Notice Letter
"Before I serve the formal notice, here's a heads up about an upcoming rent review…" Warm, professional, reduces tribunal challenge risk by opening conversation first
Covering Letter for Form 4A
"Please find enclosed your formal Section 13 rent increase notice…" Explains the process in plain English, what happens next, tenant's rights
Response to Tenant Query
"Thank you for your query about the proposed rent increase. Here is my evidence…" Includes space for comparable property evidence
Response to Tribunal Challenge
Short acknowledgement, signposting to seek advice
What Happens Next
Understanding the outcomes and next steps
Understand What Happens Next
Possible outcomes and how to handle each scenario
If Tenant Accepts (or Does Nothing)
New rent takes effect on the date stated in Form 4A. Log it. Update your records. Send a confirmation email to the tenant confirming the new rent amount and effective date.
If Tenant Challenges at Tribunal
- • Challenge must be made before the effective date
- • Tribunal assesses open market rent
- • Your rent evidence from Step 2 becomes critical here
- • Process typically takes 6–12 weeks
- • Rent stays at old level during the process
Frequently Asked Questions
Common questions about rent increase pathway
What's Next?
You've completed the Rent Increase Pathway. Here are some related resources to help you further.
Guidance only. Landlord Handbook provides practical information to help landlords understand their responsibilities. It is not legal or financial advice. Always check the latest GOV.UK guidance and seek professional advice where appropriate.