How to Increase Rent Legally in 2026 —
Section 13 Notices and the New Rules

Can Landlords Still Increase Rent?

Yes. The Renters' Rights Act 2025 did not freeze rents or cap increases. What it did was tighten the process — landlords can only increase rent once per year, must give proper written notice, and must use the correct statutory form. A tenant who thinks the increase is above market rate can challenge it at a tribunal.

If you follow the correct process, a rent increase is straightforward. If you try to increase rent informally — by letter, by text, or by simply telling the tenant — the increase has no legal effect and the old rent continues to apply.

What Is a Section 13 Notice?

A Section 13 notice is the statutory mechanism for increasing rent on a periodic tenancy in England. It takes its name from Section 13 of the Housing Act 1988. It is the only lawful way to increase rent on a periodic assured tenancy — which is what all tenancies in England became from 1 May 2026 under the Renters' Rights Act 2025.

The notice must be served on the prescribed form — currently Form 4, available free from gov.uk. An informal notice or letter does not satisfy the legal requirement even if it contains all the same information.

How Often Can Rent Be Increased?

Once every 12 months. This is a hard limit under the Renters' Rights Act 2025. It applies regardless of what the tenancy agreement says — a clause in a tenancy agreement allowing more frequent increases is not enforceable.

The 12-month period runs from the date the previous increase took effect, not from the date the notice was served. If you increased rent on 1 June 2025, the earliest the next increase can take effect is 1 June 2026 — and you would need to have served your Section 13 notice at least two months before that date.

How Much Notice Is Required?

At least two months' written notice before the new rent is to take effect. The notice period cannot be shorter — even if both parties agree, serving less than two months' notice means the increase does not take effect on the intended date.

The notice must:

• Be on Form 4 — the prescribed statutory form from gov.uk
• Specify the proposed new rent as a weekly, monthly, or annual figure
• State the date from which the new rent is to take effect
• Give at least two months between the date of service and the effective date

How to Serve the Notice Correctly

1. Download Form 4 from gov.uk — ensure you have the current version. Do not use an old template.
2. Complete all fields accurately — property address, tenant names, current rent, proposed rent, effective date, date of service.
3. Calculate the effective date carefully — it must be at least two months from the date of service and must fall on the first day of a period of the tenancy (usually the rent payment date).
4. Serve the notice correctly — hand delivery with acknowledgement, first-class post (deemed served two working days after posting), or email if the tenancy agreement confirms email as valid service.
5. Keep proof of service — the sent email, a signed receipt, or a recorded delivery receipt. This is your evidence if the tenant later claims they did not receive it.

What If the Tenant Challenges the Increase?

A tenant who believes the proposed rent is above market rate for the property can apply to the First-tier Tribunal (Property Chamber) before the new rent takes effect. The application must be made before the effective date shown on the notice — not after.

The tribunal will assess what the market rent for the property actually is. It can:

• Confirm the proposed rent (if it finds it is at or below market rate)
• Reduce the proposed rent (if it finds it is above market rate)
• Increase the proposed rent (rare, but possible if the tribunal finds market rate is higher)

A tribunal application does not prevent the rent increase from taking effect — it determines what the correct amount should be. If the tribunal has not reached a decision by the effective date, the proposed rent takes effect and may later be adjusted.

Common Mistakes Landlords Make

• Using an informal letter instead of Form 4 — legally ineffective. The rent does not increase regardless of what the letter says.
• Getting the effective date wrong — must be the first day of a tenancy period. A wrong date invalidates the notice.
• Not giving two full months' notice — the notice period cannot be shortened. Serve early.
• Trying to increase more than once per year — the second notice has no effect regardless of the amount.
• Not keeping proof of service — without evidence the notice was served, you cannot prove the increase is valid if the tenant disputes it.

Frequently Asked Questions

Can I increase rent mid-tenancy if costs have gone up?

Yes, but only once per year using the Section 13 process described above. There is no mechanism to increase rent more frequently regardless of cost increases. If you want the flexibility to review rent more often, this needs to be built into the tenancy terms from the outset — but the one-per-year statutory limit overrides any contractual term.

Does a rent increase need to be reasonable?

There is no legal cap on rent increases in the private rented sector in England — but the increase must be to a market rate. If you propose a rent significantly above market rate, a tribunal will reduce it. In practice, most landlords increase rent in line with local market rates and face no challenge.

What if my tenancy agreement has a rent review clause?

A rent review clause in the tenancy agreement that allows increases more than once per year or without proper notice is unenforceable. The statutory Section 13 rules take precedence. A clause allowing increases once per year with two months' notice simply reflects the law and is fine.