Section 13 is now the only lawful way to raise the rent on a periodic tenancy in England. With Section 21 abolished and old rent-review clauses no longer reliable, every increase on an assured periodic tenancy runs through one route: the prescribed Form 4A, at least two months’ notice, and no more than once every 12 months. Get the form or the dates wrong and the increase is simply void, so it pays to pin the dates down before you serve. The free Section 13 rent increase calculator gives you the earliest valid start date and the tenant’s tribunal-referral deadline in one screen; the Section 13 notice hub has the rules, the void traps and the tribunal position on one page.
Why Section 13 matters in 2026
The Renters Rights Act reshapes rent increases for assured periodic tenancies in England. Once every twelve months you may propose a new rent using the Section 13 process in the Housing Act 1988. Old rent-review clauses (fixed %, RPI ladders, etc.) in pre-2026 agreements are not a reliable lawful mechanism anymore, you still need Section 13.
Use Renters' Rights Act 2025 hub for the big-picture checklist (Information Sheet, pets, possession). This guide is the rent-increase deep dive. Not legal advice, verify the prescribed form on GOV.UK before serving.
Step 1 : Confirm tenancy type and timing
If you are unsure whether the tenancy is still AST or has become statutory periodic, take solicitor advice, wrong assumptions produce void notices.
Step 2 : Choose the correct prescribed form
Download the current Section 13 notice from GOV.UK (see links on this page). Forms change; photocopying an old PDF from 2023 can invalidate the whole exercise.
Complete:
Once your dates check out, LetCompliance can draft the Section 13 notice as a ready-to-serve PDF from your inputs and store it against the tenancy with a timestamped record, always check it against the live prescribed form before service.
Step 3 : Serve the notice correctly
Use a method you can prove:
Store: copy of the signed/served notice, proof of sending, and a note of date of service.
Step 4 : Tenant response and tribunal risk
The tenant may refer the proposed rent to the First-tier Tribunal if they believe it exceeds market level. Reassuringly, under the RRA the Tribunal cannot set a rent higher than you proposed, so a referral caps your downside, it does not raise it. That does not mean you cannot increase rent, it means you should document comparables (similar lets nearby) and be prepared to justify open market rent.
If the notice is defective, the increase does not take effect and you may lose months of higher rent while you re-serve. Precision beats optimism.
Common mistakes that invalidate Section 13
Pair this with UK landlord compliance 2026 so Gas Safety, EICR, deposit and Right to Rent stay court-ready if you ever need Section 8.
Related RRA topics
Check your dates with the free Section 13 calculator →
Generate, serve and track a Section 13 notice in LetCompliance → Free for your first property, no card.
Section 13 Form 4A Filled Example (2026)
A complete, lawfully-filled Form 4A example for a 2026 Section 13 rent increase under the Renters’ Rights Act. Copy the structure, swap the values.
- Exact field-by-field example (current rent, new rent, effective date)
- Two-month notice arithmetic worked through
- 12-month gap rule + first-12-months freeze checked
- Tribunal-cap explainer attached for tenant questions
Frequently asked questions
Can I still use a rent review clause in my AST after the Renters Rights Act?
For assured periodic tenancies in England, fixed percentage or RPI style clauses in old agreements are not a lawful route to increase rent after the Act’s changes. You must follow the Section 13 process with the prescribed form and notice period. Verify the current GOV.UK form before serving.
How much notice do I give for a Section 13 rent increase in 2026?
You must give at least two calendar months’ notice before the proposed new rent takes effect, and you may only increase once every 12 months. Count dates carefully; an invalid notice means the increase does not bite and you restart.