What is Rent Increase Notice (Section 13)?

Section 13 Rent Increase Notice (Form 4A): UK 2026 Guide

Rent Increase Notice (Section 13)

A notice under section 13 of the Housing Act 1988 used to increase the rent on an assured periodic tenancy. Since 1 May 2026 the landlord must use the prescribed Form 4A (Form 4 is the social housing version) and give at least two months’ notice, and the new rent cannot start sooner than 52 weeks after the tenancy began or the last increase. A tenant can refer the proposed rent to the First-tier Tribunal, which decides the open-market rent; the tenant then pays that figure if it is lower than the proposal, and the proposed rent otherwise.

Reviewed by Erdem VolkanLast reviewed 16 September 2026How we check facts

Why it matters

What Rent Increase Notice (Section 13) means for a landlord

Section 13 is the way to raise rent on an assured periodic tenancy in England. A tenant can refer the proposal to the First-tier Tribunal, which decides the open-market rent, and the tenant then pays the lower of that figure and your proposal, so an increase above local rents invites a referral that can only bring the figure down. Increases must be at least 52 weeks apart, and a notice with too early a start date is invalid, so work out the date carefully and keep evidence of local rents with the notice.

Worked example

How it plays out

Jamal’s tenant in Bristol has paid £1,200 a month since the tenancy began on 1 September 2025. On 25 June 2026 Jamal serves Form 4A proposing £1,275 from 1 September 2026, which is more than two months away and 52 weeks after the start. He keeps three local listings for similar flats. The tenant refers it to the tribunal, which decides the open-market rent is £1,250. Because that is lower than £1,275, the rent becomes £1,250.

An illustrative example. Names, places and figures are made up.

Common mistakes

Where landlords go wrong

01Using Form 4, the social housing version, for a private tenancy.
02Proposing a start date less than 52 weeks after the tenancy began or the last increase.
03Giving exactly two months with no allowance for delivery.
04Proposing a rent well above local evidence, which invites a referral.

What to do

A short checklist

Check the tenancy start date and the date of the last increase.
Collect local evidence for the rent you propose.
Serve Form 4A with at least two months’ notice, plus delivery time.
Keep proof of how and when you served it.

Sources

Checked against these sources on 16 September 2026. A guide to the rules in England, not legal advice: for a dispute or a possession claim, speak to a solicitor.