Section 13 notice
The only way to raise the rent on a private assured tenancy in England: a notice on Form 4A, at most once a year, with at least two months' notice.
In short: A section 13 notice proposes a new rent under section 13 of the Housing Act 1988. Since 1 May 2026 it is the only route for a rent increase on a private assured tenancy in England, once in any twelve months. The tenant can challenge it at the First-tier Tribunal before it starts.
Rent and rent increasesThe Renters’ Rights Act
England. Checked against the law on 5 October 2026. Information, not legal advice.
The rules in practice:
- On Form 4A, with at least two months' notice.
- The new rent starts at the beginning of a rent period.
- No more than once in any twelve months, and not in the first twelve months of the tenancy.
- Rent review clauses in the agreement no longer have any effect.
If the tenant applies to the First-tier Tribunal before the start date, the tribunal decides the market rent. It can confirm the landlord's figure or set a lower one, never a higher one. There is no percentage cap, but a figure above the market is likely to be reduced.
Choosing the new rent is the landlord's decision; this site never sets it.
Where this comes from
Questions people ask
Can the rent go up more than once a year?
No. One section 13 increase in any twelve months is the limit for private assured tenancies in England.
Guides on this
Guide
How to raise the rent (once a year, section 13)
In England you can raise the rent once every twelve months, by a section 13 notice on the prescribed form with two months' notice. Here is the procedure and what the tenant can do about it.
Guide
Rent in advance and rent bidding: what the Renters’ Rights Act allows
Since 1 May 2026 you cannot take rent before the tenancy agreement is signed, can take at most one month's rent before it starts, and cannot invite or accept offers above the rent you advertised.
Guide
What changed for landlords on 1 May 2026
The Renters' Rights Act came into force in England on 1 May 2026. Section 21 is gone, every tenancy is now periodic, and rent rises follow one procedure. Here is what a self-managing landlord actually has to do differently.
Guide
What to do when a tenant stops paying rent
Rent arrears in England: check the facts, talk early, agree a plan in writing and keep records. If it cannot be solved, possession is by section 8 notice and a court order only. Never change the locks.
Related terms
Glossary
First-tier Tribunal (Property Chamber)
The tribunal that decides many housing disputes in England: challenged rent increases, rent repayment orders, banned fees, licensing appeals and leasehold service charges.
Glossary
Form 4A
The prescribed government form for a section 13 notice proposing a new rent on a private assured tenancy in England.
Glossary
Joint and several liability
When people rent a home together on one tenancy, each of them is responsible for the whole rent and the whole of the tenancy, not just their share.
Glossary
Pet request
Since 1 May 2026 a private tenant in England can ask in writing to keep a pet, and the landlord must answer in writing within 28 days and cannot refuse unreasonably.
Glossary
Private Rented Sector Landlord Ombudsman
A new ombudsman every private landlord in England will have to join, so tenants can have complaints settled for free. Membership is expected to become compulsory in 2028.
Glossary
Rent in advance
Rent paid before the tenancy starts. Since 1 May 2026 a landlord in England can take no more than one month's rent before the tenancy is entered into.