Since the Renters’ Rights Act came into effect on 1 May 2026, the legal framework for raising rent has completely changed. Contractual rent review clauses have been abolished, and Section 13 is now the sole lawful method to increase rent.
Whether you’re a seasoned investor or an accidental landlord, getting this process right is crucial to following the new laws. Understand exactly what a Section 13 notice is, how to serve one correctly, and what these new rules mean for your property.
How the Renters’ Rights Act changed Section 13 rent increases
The Renters’ Rights Act introduced sweeping changes to the private rented sector. When it comes to raising your tenants’ rent, here are all the changes that that landlords need to know:
- Section 13 is now the only way to increase rent – because all shorthold tenancy agreements are now periodic (with no fixed end date), there’s no longer the option to increase rent at the end of the contract
- rent review clauses are banned – you can’t write automatic, contractual rent increases into a tenancy agreement. Any existing rent review clauses are now void and you must use a Section 13 notice to increase rent
- notice periods have doubled – landlords must now give at least two months’ notice of a rent increase (previously this was only one month)
- stronger tribunal rules for tenants – tenants can still challenge an increase at a First-tier Property Tribunal if they feel it exceeds the local market rate (but a Tribunal can’t set it any higher than the landlord’s initial proposal)
- new official forms – for any Section 13 notice served after 1 May 2026, landlords must use the updated ‘tenancy form 4A’
What is Section 13?
Section 13 is a part of the Housing Act 1988. It’s a process that allows landlords to propose a rent increase to tenants who are on a periodic tenancy. It requires the landlord to fill out a specific legal form and serve it correctly to the tenant.
By law, landlords can only serve a Section 13 notice to increase the rent once a year. Meaning every 52 weeks, not every calendar year.
What is the most a landlord can increase rent in the UK?
There’s no fixed financial cap on how much landlords can increase their tenant’s rent, but the Renters’ Rights Act sets a strict condition – the new rent can’t exceed the open market rate.
This means the proposed rent must be fair, reasonable, and in line with what similar properties in the area charge for rent.
Read more: the best buy-to-let areas in the UK.
How to serve a Section 13 notice
To lawfully serve your tenant with a Section 13 notice, you’ll need to fill out a tenancy form 4A, which you can download from the government website.
You’ll need to fill in:
- yours and your tenants details
- the existing rent
- the proposed new rent
- the starting date for the new rent, which must be at least 52 weeks after the last increase
It also includes guidance notes for landlords on how to complete it, plus notes for tenants on what they must do after being served.
Once you’ve completed the form, you must deliver it to the tenant by post, in person, or by email.
How to communicate a rent increase with your tenant
For many landlords, rising costs have meant they’ve had no option but to increase their rent. However, it’s important to remember that tenants’ costs are also increasing.
Raising your tenants’ rent is a sensitive issue and should only be done when necessary. It’s important to follow the Section 13 process as this protects both you and your tenant. But you should balance the impact on your tenant against the benefit of the rent increase.
Increasing your rent can easily lead to your tenant falling into rent arrears or potentially looking for somewhere else to live. Both scenarios can be complicated for you and your tenant and you should do what you can to avoid them.
Be open to negotiating with your tenant about a potential rent increase. Explain why you’re looking to increase the rent, and see what a realistic amount is for them. Hopefully you’ll arrive at something that works for both parties.
What is a Section 13 notice period?
Under the Renters’ Rights Act, the minimum notice period for serving a Section 13 notice is now two months – regardless of whether your tenants pay rent weekly or monthly. If your tenants pay their rent annually, the minimum notice period remains six months.
The new rent must begin on the earliest rent due date, which is at least two months after the notice is served.
Example
If your tenant’s rent is due on the first of every month, and you serve the Section 13 notice on the 15 March. The minimum notice period is exactly two months from 15 May.
The new rent can’t start until the next normal rent-paying day after that two-month minimum has passed, not before.
So in this example, the next rent due date would be 1 June. Getting this date wrong in your form is a common reason for notices being deemed invalid.
Common mistakes when completing a Section 13 form
For a Section 13 notice to be valid, it must be completely accurate. Here are some of the things it’s easy to get wrong:
- using the old form 4 instead of the new form 4A
- getting your tenants’ names or property details wrong
- miscalculating the start date for the new rent (failing to allow the full two-month notice period)
- proposing an increase within 52 weeks of the previous rent increase
How can a tenant accept a Section 13 rent increase?
The tenant can respond to the Section 13 notice to accept the rent increase. Equally, if the tenant simply doesn’t respond to the notice but starts paying the new amount, it’s assumed they accept the increase.
If the tenant doesn’t accept the proposed increase, they can speak to you to try and negotiate a different agreement.
Alternatively, they can refer the proposed increase to a First-tier Property Tribunal. The tribunal will assess the open market value of the property and set the new rent.
Because of the Renters’ Rights Act, the tribunal will set the rent at either the market rate or your proposed amount, whichever is lower.
Section 13 – a checklist for landlords
Before you hand your tenant a Section 13 notice, it’s worth considering the following:
- download tenancy form 4A from the government website and check you know all the key information
- check local listings to make sure your proposed rent doesn’t exceed the open market rate
- fill out the form with the existing rent, proposed new rent, and proposed start date that’s at least two months away
- deliver the form to the tenant by post, email, or in person
- keep a clear record of when and how the notice was served
- wait for your tenant to respond. If they don’t accept it, be prepared to potentially negotiate or have the case referred to a property tribunal
More guides for buy-to-let landlords
- Landlord FAQs – a legal expert answers your top questions
- Lettings agency fees for landlords – a guide
- What do landlords need to know about the How to Rent guide?
- What does accidental damage insurance cover?
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