Inside LetCompliance

Section 13 rent increase notice tool, UK 2026

Raise the rent properly, once a year, on Form 4A.

Recognised by HMRC for Making Tax Digital

The Section 13 tool is on paid plans, from £7.99 a month; the free plan and the 3-day trial do not include it.

What it does

01Calculates the earliest start date from the service date, the 52-week rule and the rent period
02Applies the 53-week correction where the anniversary rule requires it
03Drafts the notice laid out as Form 4A
04Emails the notice to each tenant, with delivered, bounced and viewed status

Since 1 May 2026 a Section 13 notice is how a landlord raises the rent on an assured periodic tenancy, unless the tenant agrees a new rent in writing. The notice has to be on Form 4A, give at least 2 months’ notice, start on a rent day and come at least 52 weeks after the tenancy began or the last increase. Get a date wrong and the increase does not take effect. The tool works the dates out and drafts the notice.

The earliest start date

The latest of three dates: 2 months after service, 52 weeks (or 53 where the rule requires) after the tenancy began or the last increase, and the start of the next rent period.

Drafted on Form 4A

A PDF laid out as Form 4A, with every section and note, for weekly, fortnightly, four-weekly or monthly rent.

Sent and tracked

Email the notice to each tenant. Delivery, bounces and views are shown, and each send is logged with the time, recipient and a fingerprint of the PDF.

In the app

What it does

Calculates the earliest start date from the service date, the 52-week rule and the rent period
Applies the 53-week correction where the anniversary rule requires it
Drafts the notice laid out as Form 4A
Emails the notice to each tenant, with delivered, bounced and viewed status
Logs each emailed notice with the time, recipient and a fingerprint of the PDF
Keeps a history of downloaded drafts

The rules

What a valid Section 13 increase needs

The notice must be on Form 4A, the prescribed form for private landlords (Form 4 is the social housing version), or a form substantially to the same effect. It must give at least 2 months’ notice, and the new rent must start at the beginning of a rental period. The first increase cannot take effect until 52 weeks after the tenancy began, and each later one not until 52 weeks after the last increase took effect.

Rent review clauses in a tenancy agreement have no effect on an assured periodic tenancy, so a clause promising an annual uplift cannot be relied on. A new rent can still be agreed with the tenant in writing.

If the tenant disagrees

Referral to the First-tier Tribunal

The tenant can refer the notice to the First-tier Tribunal before the new rent is due to start. For notices served from 1 May 2026, the tribunal decides the open-market rent, and that becomes the new rent only if it is lower than the rent you proposed. If the open-market rent is higher, your proposed rent applies, so a referral cannot leave the tenant paying more than you asked for.

If the tribunal decides after the start date in your notice, the new rent starts from the first rent period after the decision rather than being backdated, and the tribunal can delay it by up to 2 months where it would cause undue hardship. Proposing a figure you can support with evidence of rents for similar homes nearby is the best protection against a referral.

Who it is for

Landlords of private assured periodic tenancies in England who want to raise the rent without a date error sending them back to the start.

The law behind it

Housing Act 1988, sections 13, 14 and 14ZB, as amended by the Renters’ Rights Act 2025, in force for private tenancies from 1 May 2026. Prescribed Form 4A under the Assured Tenancies and Agricultural Occupancies (Forms) (England) Regulations.

Written for private lets in England. Guidance, not legal advice: for a defended claim or an unusual let, take advice from a housing solicitor.

Free PDF · instant by email

Free PDF: Section 13 Form 4A Worked Example

A worked example of the figures and dates on a Section 13 rent increase for a private tenancy in England: the earliest start date, the fields to complete and the checks to make before serving.

The three rules that set the earliest start date
Example values for each field on Form 4A
The 52-week rule and 2 months’ notice, checked
What happens if the tenant refers it to the tribunal

Questions

Frequently asked questions

How often can I increase the rent?

Once every 52 weeks. The first increase cannot take effect until 52 weeks after the tenancy began, and each later increase not until 52 weeks after the previous one took effect.

How much notice do I have to give?

At least 2 months, and the new rent must start at the beginning of a rental period. The tool takes the latest of the 2-month date, the 52-week date and the next rent day.

Can I still use a rent review clause?

No. On an assured periodic tenancy a rent review clause has no effect. Use a Section 13 notice, or agree a new rent with the tenant in writing.

Can a referral leave the tenant paying more than I proposed?

No. For notices served from 1 May 2026 the tribunal decides the open-market rent, and the new rent is that figure only if it is lower than the rent in your notice. If the open-market rent is higher, your proposed rent applies.

Does the tool find comparable rents for me?

No. It works out the dates and drafts the notice. Look at rents being asked and achieved for similar homes nearby, and keep that evidence with the notice in case the tenant refers it.

Is downloading the draft enough to prove I served it?

No. A download only saves a draft. Keep proof of service: if you email the notice from the tool, the send is logged with the time and recipient, and delivery is tracked. If you post or hand it over, keep a certificate of posting or a note of delivery.

Which form is used for social housing?

Form 4. Form 4A is for private landlords from 1 May 2026, and it is the form the tool drafts.

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