Increase rent only by a section 13 notice on Form 4A, at most once a year

Private assured tenancies in England (all tenancies other than social housing let by a private registered provider).

Serve the current prescribed Form 4A (version 05.26) on the tenant at least two months before the proposed start date. The new rent must start at the beginning of a rent period, not earlier than 52 weeks after the tenancy's first period began, and not earlier than 52 weeks (53 in the drift case explained in Form 4A note A3) after the last increase took effect. Use the section 13 process for every increase, even one agreed with the tenant. Any term allowing automatic or rent-review increases is of no effect.

Deadline

Serve at least two calendar months before the proposed new rent date (no schema event for the rent change date). First increase no earlier than 52 weeks after the first rent period began; later increases no earlier than 52 weeks (or 53, per Form 4A note A3) after the last increase took effect.

• Completed Form 4A
• Proof and date of service (N215 or annotated copy)
• Rent history showing dates of previous increases

Other consequences

An increase not made under s.13 (or by tribunal determination or an agreement following a notice) is not payable; terms providing for other increases are of no effect (HA 1988 s.13(4A)).

• Housing Act 1988, s.13 (increases of rent), as amendedlegislation.gov.uk
• Renters' Rights Act 2025, s.6 (statutory procedure for increases of rent)legislation.gov.uk
• Assured Tenancies (Private Rented Sector) (Prescribed Forms and Transitional Provisions) (England) Regulations 2026 (SI 2026/354), reg 3(1)(d) Form 4Alegislation.gov.uk

Official guidance

Transitional (GOV.UK): a Form 4 notice served before 1 May 2026 still takes effect as stated; the 52-week gap counts from the last increase even if it was before 1 May 2026; a rent review clause increase agreed before but taking effect after 1 May 2026 does not apply. Serve by the method in the tenancy agreement, otherwise by hand, at the property or by registered post; email only if the agreement allows.

• State a single fixed rent in every written advert or offerIn force since 1 May 2026Fine up to £7,000

  Any written advert or written offer for a home to be let on an assured tenancy must state one specific rent. Price ranges and 'offers over' adverts are not allowed.

• Do not invite, encourage or accept offers above the advertised rentIn force since 1 May 2026Fine up to £7,000

  Rental bidding is banned. You and your agent cannot ask for, encourage or accept an offer of rent above the rent stated in the written advert or offer.

• Limit rent in advance to the first month (or 28 days) between signing and move-inIn force since 1 May 2026

  Between signing and the tenancy start date you can only require the initial rent: usually one month's rent (monthly tenancies) or 28 days' rent. Once the tenancy has started, rent cannot be required before it is due.

• Tenant challenges to rent: do not charge the higher rent until the tribunal decidesIn force since 1 May 2026

  A tenant can refer a proposed increase to the First-tier Tribunal before it takes effect, or challenge the starting rent in the first 6 months. The tribunal cannot set more than you proposed, and the higher rent is not payable until it decides.

• Announced: rent challenges to move to HMRC's Valuation Office (not yet in force)Proposed, not yet law

  The government has announced that HMRC's Valuation Office will decide challenges to rent increases in England instead of the First-tier Tribunal. No date has been set; the tribunal remains the route today.

• Refund rent paid for days after the tenancy endsIn force since 1 May 2026

  When an assured tenancy ends part-way through a rent period, the tenant is entitled to a refund of any rent paid for days after the end date.