Section 13 rent increases and Form 4A in England

When to use section 13

For an assured periodic tenancy in England, if you want to increase the rent without agreeing a new contract, you normally use section 13 of the Housing Act 1988. The tenant can challenge the increase by referring it to the First-tier Tribunal (Property Chamber).

A clause in the tenancy agreement cannot lawfully force the tenant to accept increases outside the statutory process unless they genuinely agree a variation.

Form 4A

The prescribed notice is Form 4A (landlord's notice proposing a new rent for assured tenancies in the private rented sector — see the Form 4A download on that page). Complete it accurately with the tenant names, address, current rent, proposed rent, and start date.

Serve the notice on all tenants. Keep proof of service. The proposed date must respect the minimum notice period in force.

Once a year

From 1 May 2026, Phase 1 of the Renters' Rights Act limits rent increases in the private rented sector to once per year and requires at least two months' notice before the increase takes effect.

If the tenant disputes

The tenant may apply to the tribunal before the proposed date. The tribunal decides the open-market rent. If they do nothing and the notice is valid, the new rent takes effect from the date in Form 4A.

Your tenancy agreement should point to the section 13 route — SignWise includes that path in the England periodic tenancy agreement.