MAKE YOUR FREE Rent Increase (Section 13) Notice
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What is a Rent Increase Notice?
A Rent Increase Notice (also known as a ‘Section 13 Notice’ or ‘Form 4A’) is a formal notice used to increase the rent under an assured periodic tenancy. Landlords in England must follow the set statutory procedure for rent increases to let tenants know when their rent will be raised and by how much, ensuring the increase does not exceed market rates. A Rent Increase Notice should be used as part of this process.
For use in England only.
This Rent Increase Notice complies with the Renters’ Rights Act 2025.
When should I use a Rent Increase Notice?
Use this Rent Increase Notice:
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if you’re a landlord or a landlord’s agent
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to raise the rent paid under a residential tenancy in England only
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for an assured periodic tenancy (APT)
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to propose a new rent no more than once every 12 months
Sample Rent Increase (Section 13) Notice
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FORM 4A
Landlord’s notice proposing a new rent for
assured tenancies in the private rented sector
Housing Act 1988 section 13(2), as amended
This notice tells you that your landlord is proposing a new rent.
For use in the private rented sector in England only. For tenancies in the social rented sector, use Form 4.
To propose a new rent for an assured agricultural occupancy in the social rented sector use Form 5, and in the private rented sector use Form 5A.
This notice must be served on the tenant(s) at least two months before the new rent can start.
Information for the tenant
This notice is given by your landlord to propose that you pay an increased rent from the date in question.
You should read this notice in full immediately.
If you disagree with the proposed rent or have any questions about this notice you should discuss it with your landlord and/or seek advice. To challenge the proposed rent you must take action before the date given in question.
There is information in Section 5 on how to take action if you disagree with the proposed rent and where you can find advice.
The tenant(s) details
1.1 Name(s) of tenant(s)
1.2 Address of the premises to which the tenancy relates
First line of address:
Town or city:
Postcode:
Details of the landlord
2.1 Name
2.2 Contact address
First line of address:
Town or city:
Postcode:
2.3 Contact details
Phone number:
Email:
The rent
3.1 Current rent
Current rent: £
Frequency (per week, per month):
3.2 Commencement of tenancy
The tenancy started on .
Proposed new rent
The landlord is proposing a new rent of:
Amount: £
Frequency (per week, per month):
Commencement of new rent
The new rent will start on .
Payments for certain bills or charges may be included in your rent. The amount of the charges per tenancy period (if any) are:
| Charges | Existing Charge | Proposed New Charge |
| Council Tax | nil | nil |
| Water Charges | nil | nil |
| Electricity, gas, or other fuel | nil | nil |
| Communication services | nil | nil |
| Fixed service charges | nil | nil |
Please read these notes carefully.
Guidance notes for tenants
What the tenant should do next
4.1 If you accept the proposed new rent, you should make arrangements to pay it.
- If you pay by standing order, update the amount. Get in touch with your bank if you are unsure how to do this.
- If you are claiming Universal Credit, you should tell the Department for Work and Pensions once the rent increase starts. You can find advice at: www.gov.uk/universal-credit/changes-of-circumstances
- If you are claiming Housing Benefit, you should tell your Housing Benefit Office in your local authority. You can find advice at: www.gov.uk/housing-benefit/report-a-change-of-circumstances
- To check affordability, you can search for Local Housing Allowance rates in your local authority at: https://lha-direct.voa.gov.uk/
4.2 If you do not accept the new rent, there are steps you must take before the starting date shown in question . The new rent will start from this date unless you take one of the following actions:
- Agree with your landlord, in writing, to change or delay the rent increase.
- Refer the new rent to the tribunal if you believe the proposed rent is higher than the market rate, or if you believe there is another problem with this notice. For example, if the landlord did not give it to you at least two months before the date of the proposed increase.
The application to the tribunal for a determination of a market rent can be found at: https://www.gov.uk/guidance/apply-for-a-market-rent-determination
The landlord will be able to reply to your application, and you will then have the opportunity to respond to their reply.
The tribunal must receive the application before the start date your landlord has given in question . If you refer the proposed new rent to the tribunal, tell your landlord or they may otherwise assume you agree with the new rent.
The tribunal can consider other factors like the condition of the property when deciding what the rent for your home should be.
The tribunal will decide what rent the landlord could reasonably expect if the property were let on the open market on the same terms. The amount the tribunal decides might be higher or lower than the rent your landlord has proposed. However, you will not be required to pay more than the rent the landlord first proposed in question . You do not have to pay the new rent amount until the tribunal has made its decision.
You might find it helpful to check similar properties in your area to get an idea of the market rate.
If you have any questions about this notice or are worried you might not be able to pay your rent, you should speak with your landlord and/or seek advice. These are places you can find advice:
- the Shelter website: www.shelter.org.uk
- a citizens advice, housing advice centre, or law centre
- a legal representative – you can find a solicitor at: https://solicitors.lawsociety.org.uk/
If you’re worried about becoming homeless, you should contact your local authority for support.
Note A: When the proposed new rent can start
A1. The date in question of this notice must meet the three requirements below. These requirements are set out in section 13(2) of the Housing Act 1988, as amended by the Regulatory Reform (Assured Periodic Tenancies) (Rent Increases) Order 2003 and the Renters’ Rights Act 2025.
A2. First requirement: in all cases, this notice must be served at least two months before the new rent can start.
A3. Second requirement: The first rent increase cannot start until 52 weeks have passed since the tenancy began. For assured agricultural occupancies, this rule is different, and you should use Form 5 in the social rented sector or Form 5A in the private rented sector. In most cases, any further rent increase must be at least 52 weeks after the previous increase. However, the new rent date cannot be more than 6 days before the anniversary of the date given in question . If it would be, the landlord must wait an extra week (53 weeks in total) before the increase can start. This rule prevents rent increase dates from drifting earlier each year, because 52 weeks is slightly less than a calendar year. It ensures that rent increases happen on a consistent annual cycle, protecting tenants from increasingly early rent demands. For example, for a weekly tenancy, the landlord could choose a fixed date such as the first Monday in April each year. This rule, introduced on 11th February 2003, is the reason for question .
A4. Third requirement: in all cases, the new rent must start at the beginning of a tenancy period. First example: if a monthly tenancy starts on the 20th of April, the new rent must start on the 20th day of the month when the increase begins. Second example: if a weekly tenancy started on a Monday, the new rent must begin on a Monday.
Note B: Guidance on charges included in the rent
B1. In the second and third columns of the table in question , write either ‘nil’ or the amount of the proposed charge (which may be the same as now). Only include bills or charges if they are included within the rent and the tenant does not pay these directly to a third party, or to the landlord in addition to rent. Only include service charges where the tenant has agreed in the tenancy agreement to pay a fixed amount. Do not include any variable service charges (within the meaning of section 18 of the Landlord and Tenant Act 1985) that change based on costs.
Contains public sector information licensed under the Open Government Licence v3.0. Crown copyright. Published by Rocket Lawyer, 2026
About Rent Increase Notices
Learn more about making your Rent Increase Notice
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How to make a Rent Increase Notice
Making your Rent Increase Notice online is simple. Just answer a few questions and Rocket Lawyer will build your document for you. When you have all the information about the tenancy and the rent increase prepared in advance, creating your document is a quick and easy process.
You’ll need the following information:
The landlord, the tenant, and the property
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Is the landlord or the landlord’s agent (eg estate agent) making and sending the Rent Increase Notice?
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If it’s an agent, what are the agent’s name, address, and contact details?
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Is the landlord an individual, a sole trader, a company, or a partnership?
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What are the landlord’s name, address, and contact details?
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If the landlord is a company or a partnership, who is the landlord’s signatory (ie the individual signing the Notice on the landlord’s behalf)?
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What is the tenant’s name? Or, if there are multiple, all of their names?
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What is the address of the property the Rent Increase Notice relates to?
Rent payments
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How much rent does the tenant currently pay?
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How regularly are rent payments made?
The rent increase
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Has the rent been increased previously?
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If so, when was the most recent rent increase, and, if applicable, the date of the first rent increase after 11 February 2003?
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What is the proposed new rent?
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Are any bills or other charges included in the rent? If so:
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What are the existing charges for the following bills or expenses?
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What are the new proposed charges for the following bills or expenses?
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When will the rent increase?
The Rent Increase Notice
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When will the Rent Increase Notice be sent?
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Common terms in a Rent Increase Notice
Rent Increase Notices set out the details of a rent increase to communicate these to a tenant. To do this, this Rent Increase Notice template includes the following terms and sections:
Headings
The headings, including ‘Form 4A’ and ‘Landlord’s notice proposing a new rent for
assured tenancies in the private rented sector’, identify exactly what type of notice this is. The headings help ensure that the notice complies with the legal requirements for a Section 13 Notice.
The line beginning ‘Housing Act 1988 section 13(2)…’ identifies the exact legislative provision that allows (and requires) this notice to be served to the tenant.
Explanatory information
These bullet points explain why this Section 13 Notice is being used and what tenants should do with the proposed increase.
The Notice itself
The body of the Notice sets out details relevant to the tenancy (including the landlord details, the tenant(s) details, the property’s address, and the current rent), when the rent was last increased, and the new proposed rent increase (including what the new rent will be, from when it will become payable, and how it affects any bills or charges contained in the rent).
Signatures
The relevant signatures, names, and dates of signature are inserted here (eg of the landlord, signatory, and/or agent). This includes identification as to who is signing the Notice (ie either the landlord or the landlord’s agent).
What the tenant should do next
This section sets out details of what tenants should do if they receive this Notice. This includes what a tenant should do if:
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they accept the new rent
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they do not accept the new rent
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they want to apply to a tribunal to assess whether the rent is reasonable
Note A: When the proposed new rent can start
This section provides details of the steps the Notice and the proposed rent must meet for the rent increase to be valid.
Note B: Guidance on charges included in the rent
This section provides detailed guidance on how the charges and expenses set out in the Notice included in the rent should be read and understood.
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Legal tips for landlords
Talk to your tenant before you increase their rent
Although it’s not a legal requirement, discussing an intended rent increase with a tenant before formally imposing the increase can show your respect for the tenant and help to preserve a positive landlord-tenant relationship.
This also provides an opportunity to resolve any issues before you impose an increase. For example, if the tenant informs you that they cannot afford to pay your intended rent increase but could pay a slightly smaller one, you may wish to reconsider so you don’t have to find a new tenant if your tenant subsequently ends their tenancy.
Follow the correct process
Under the Renters Rights Act 2025, the process for increasing the rent has drastically changed. You can only increase the rent:
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once in any 12-month period
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in line with the open market rate (ie the new rent cannot be higher than the current market rate for similar properties in the area)
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by giving tenants at least two months’ notice
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after a tenant has been renting from you for more than 12 months
Make sure you comply with this process. For more information, read Rent increases and section 13 notices.
Understand when to seek advice from a lawyer
In some circumstances, it’s good practice to Ask a lawyer for advice to ensure that you’re complying with the law and that you are well protected from risks. You should consider asking for advice if:
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you’re unsure whether your proposed rent increase is fair
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the property is located in Scotland or Wales
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You want to raise the rent under a different type of tenancy (ie not an APT)
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this Rent Increase Notice doesn’t meet your needs
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Rent Increase Notice FAQs
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What is included in a Rent Increase Notice?
This Rent Increase Notice template covers:
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the tenant’s current rent obligations
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how much the rent is being increased by
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the legal basis for the rent increase under Section 13 of the Housing Act 1988
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the date of the most recent rent increase (to ensure at least 52 weeks have passed)
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if applicable, a breakdown of costs (eg utility bills) included in the rent and how they are increasing
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how much notice is being given of the rent increase (which must be at least two months), and when the new rent will become effective
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details on how the tenant can challenge the rent increase
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the landlord’s or agent’s contact details that the tenant can use to discuss any concerns
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Why do I need a Rent Increase Notice?
Inflation, the housing market, and rental market growth are common. As such, it’s often appropriate for a residential landlord to increase a tenant’s rent after their tenancy agreement has started.
Under the Renters’ Rights Act 2025, landlords in the private rented sector in England must use a formal Section 13 Rent Increase Notice as the only way to increase the rent for an APT. A formal Section 13 Notice must be used to ensure the increase is legally enforceable and the rationale is clearly communicated.
Using this template to inform your tenant of a proposed rent increase helps you abide by the law and to ensures that you provide the mandatory two-month notice period.
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When can a landlord raise a tenant’s rent?
When a tenant’s rent can be increased, and by how much, depends on factors including:
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their location within the UK (Wales, Scotland, and England all have different rules)
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the type of tenancy
In England, rent increases are subject to strict timing rules:
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the first rent increase cannot start until 52 weeks after the tenancy began
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subsequent increases must generally be at least 52 weeks after the previous increase
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the new rent must always start at the beginning of a tenancy period
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you must serve the notice at least two months before the proposed start date
For more information, read Rent increases and section 13 notices.
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What is a statutory rent increase?
Following the Renters’ Rights Act 2025, rent review clauses are no longer used for private tenancies in England. Instead, rent is increased via the section 13 statutory procedure using a formal Rent Increase Notice.
Under the statutory process, the landlord proposes a figure, but the tenant has the right to challenge it if they believe it exceeds the market rate.
For more information, read Rent increases and section 13 notices.
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Can a Rent Increase Notice be addressed to multiple tenants?
This Rent Increase Notice is designed to be used to increase the entire rent due under a single tenancy agreement.
This means that, for example, if you rent a property to multiple tenants under one tenancy agreement, you can use this Notice to set out an increase to the rent that they pay altogether, regardless of how they split rent payments between themselves.
If you rent a property to multiple tenants under separate Room rental agreements (eg to various sharers), you should use a separate Rent Increase Notice to raise each tenant’s rent.
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Does a rent increase have to be fair?
Yes. The proposed rent should not be higher than the market rate ( ie the rent a landlord could reasonably expect if the property were let on the open market).
If a tenant disagrees with the increase, they can refer the new rent to a tribunal. The tribunal will determine the market rent, which could be higher or lower than the landlord's proposal, though the tenant will not be required to pay more than what the landlord originally proposed in the notice. If you have any questions or concerns, you can Ask a lawyer for assistance.
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What if I include bills in the rent?
If the rent includes certain bills or charges (eg council tax or utility bills), you must provide a transparent breakdown within the Rent Increase Notice. It is important to only include bills or charges that are bundled into the rent, where the tenant does not pay these directly to a third party or to you in addition to the rent.
You should only list service charges where the tenant has agreed in the tenancy agreement to pay a fixed amount, and you must not include any variable service charges that change based on actual costs. For each category, you must clearly state the existing charge and the proposed new charge, or write 'nil' if a particular charge does not apply.
Because these charges represent a portion of the full rent, their frequency must be the same as the tenancy period mentioned for the total rent amount.
This Rent Increase Notice covers the following additional charges:
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council tax
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water charges
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electricity, gas, or other fuel
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communication services
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fixed service charges
If the rent includes other charges, Ask a lawyer for help.
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What dates do I need to provide in the Rent Increase Notice?
When completing a Rent Increase Notice, you must provide several specific dates to ensure the notice is legally valid and complies with the laws. These dates help establish that you are following the statutory annual cycle for rent reviews and include:
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the tenancy start date - you must provide the date the tenancy originally began. This is essential because the first rent increase cannot take effect until at least 52 weeks have passed since the tenancy started
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the date of the most recent rent increase - if the rent has been raised previously, you must include the date of the most recent increase. In most cases, any further rent increase must be at least 52 weeks after the date of the previous increase
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historical anniversary date - the Notice requires the date of the first rent increase that occurred after 11 February 2003. This specific date is used to prevent rent increase dates from drifting earlier each year. Because 52 weeks is slightly less than a full calendar year, this rule ensures that rent increases stay on a consistent annual cycle for the protection of the tenant
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the new rent start date - you must specify exactly when the new rent amount will begin. This date must be at least two months after the notice is served on the tenant. Additionally, the new rent must always start at the beginning of a tenancy period, such as the specific day of the month or week that the rent is normally due
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What if there has never been a rent increase?
If the rent has not been increased since the start of the tenancy, you should leave the section regarding the ‘most recent rent increase’ in the Notice blank. In this situation, the 52-week rule still applies, but it is calculated from the date the tenancy originally started rather than from a previous increase date.
Similarly, if there has never been a rent increase, you don’t have to provide a date for the first increase after 11 February 2003, and this section should also be left blank. Following these steps ensures your first proposed increase aligns correctly with the 52-week statutory requirement.
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When will the rent increase be effective?
The date the new rent starts must meet three specific legal requirements to be valid under the Renters' Rights Act 2025:
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you must serve the Rent Increase Notice on the tenant at least two months before the proposed start date
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the increase cannot take effect until at least 52 weeks have passed since the tenancy began. In most cases, any further rent increase must also be at least 52 weeks after the previous increase. This ensures that rent increases happen on a consistent annual cycle and protects tenants from increasingly early rent demands
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the new rent must always start at the beginning of a tenancy period. This means if a monthly tenancy started on the 20th of a month, the new rent must start on the 20th day of the month when the increase begins. Similarly, if a weekly tenancy started on a Monday, the new rent must begin on a Monday. This rule aligns the increase perfectly with the tenant's existing payment schedule and prevents rent dates from drifting earlier each year
For more information, read Rent increases and section 13 notices.
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What happens if the tenant doesn't agree?
If a tenant does not accept the proposed new rent, they must take action before the starting date shown in the Rent Increase Notice; otherwise, the new rent will start automatically from that date.
The tenant may first try to reach a written agreement with you to change or delay the increase. If no agreement is reached, the tenant can refer the new rent to the tribunal if they believe:
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the proposed amount is higher than the market rate, or
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there is a problem with the notice itself (eg insufficient notice being given)
The tribunal must receive the application before the proposed start date of the new rent. While waiting for the tribunal's decision, the tenant is not required to pay the new amount. The tribunal will decide what rent you could reasonably expect if the property were let on the open market, and while their determination could be higher or lower than your proposal, the tenant will not be required to pay more than the rent you originally proposed in the Notice.
For more information, read Rent increases and section 13 notices.
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