How to Serve a Legal Rent Increase Notice Under Section 13: Template for Landlords
Can you increase your tenant’s rent whenever you want?
The answer is no. In England, landlords must follow the correct legal process before increasing rent. A rent increase notice must now give at least two months’ notice, use the correct Section 13 notice (Form 4A), and reflect the current open market. If you get any one of those wrong, the notice can be invalid. A rent increase notice is only valid when served correctly.
At Estate Agents Ilford, we believe smooth tenancy management starts with getting all the rental processes right. That’s why we’ve created this guide to explain the rent increase process to landlords.
Rent Increase Notice Process has Changed Under the Renters’ Rights Act
Since 1 May 2026, the Renters’ Rights Act has replaced the old rent increase system entirely. The minimum notice period for a rent increase is 2-months (was 1 month for weekly or monthly tenancies). The notices served on or after 1 May 2026 must use Form 4A, not the old Form 4. Every tenancy is now periodic, so landlords can no longer wait out a rent review clause in a fixed-term contract. The rent can be increased once every year. There are no fixed rent caps, but the rent must reflect the open market, checked by the First Tier Tribunal (Assured tenancy forms – GOV.UK).
What Is a Section 13 Rent Increase Notice?
A Section 13 rent increase notice is the official notice used to propose a rent increase for an assured periodic tenancy. It tells the tenant the new rent and when it will take effect. After the first phase of the Renters Rights Act was implemented, landlords must now give at least two months’ notice using a Section 13 notice (Form 4A). This replaced the old system of one month’s notice for monthly tenants and rent review clauses in fixed-term contracts.
Form 4A and Rent Increase Notice
Form 4A is the only form that can legally deliver a Section 13 rent increase notice. A letter, an email, or even a document that includes all the same details doesn’t count. If it’s not on Form 4A, it has no legal effect now.
The form has to be filled in completely. That means:
- The address of the property
- The landlord’s name and the tenant’s name
- The current rent and the proposed new rent
- The date the new rent is due to take effect
- A statement telling the tenant they have the right to challenge the increase at the First-tier Tribunal
Rent Increase Notice Periods
The notice period a landlord must give depends on where the property is.
Nation | Minimum Notice | Form Required | Notice Starts From |
|---|---|---|---|
England | 2 months | Form 4A (Section 13) | Date the tenant receives the notice |
Wales | 2 months | Form RHW12 | Date the notice is served |
Scotland | 3 months | Prescribed Rent Increase Notice (Private Residential Tenancy) | Date the notice is served |
Note: If the landlord misses the minimum notice, uses the wrong form, or leaves a field blank, the notice is invalid. The tenant just keeps paying the old rent until it’s done properly.
How Often Can Rent Be Increased?
According to the Renters Rights Act, once every 12 months, the rent can be increased. Also, the rent cannot be increased in the first 12 months of the tenancy.
The 12-month clock starts from the date the last increase took effect, not the date it was served. So if a rent increase took effect on 1 August 2026, the next one can’t take effect before 1 August 2027.
The notice period has also doubled. Landlords must now give tenants at least two months’ written notice before a new rent figure kicks in, up from one month under the old rules. And the effective date has to fall on the first day of a rent period. If a tenant pays on the 1st of the month, the increase can’t start mid-cycle.
Fixed-Term Tenancies Are Gone: How Rent Increases Work Now
Every existing and new tenancy in England now follows the same Section 13 process. Here is how the old and new processes differ after 1 May 2026.
Before the Renters’ Rights Act | From 1 May 2026 | |
Tenancy type | Fixed-term ASTs and periodic tenancies are treated separately | All tenancies converted to periodic assured tenancies |
Rent increase route (fixed-term) | Only if the contract allowed it, or both parties agreed | No longer exists as a separate track |
Rent review clauses | Could be written into the contract and run automatically | Void, regardless of what the contract says |
Process for increasing rent | Varied by tenancy type and contract terms | Section 13, same form, same rules for everyone |
Frequency | Depends on the clause or agreement | Once every 12 months with no exceptions |
Is There a Limit to How Much Rent Can Rise?
There is no fixed cap proposed for rent increases in England. However, the number has to reflect the open market rent. In England, a tenant can challenge the proposed rent at the First-tier Tribunal if they think it’s above market rate. The tribunal sets the rent based on comparable local properties, and it can’t set a rent higher than the landlord originally proposed.
Increasing rent beyond what tenants can afford may lead to rent arrears. This is where the rules shifted in the tenant’s favour.
Under the old system, the tribunal could set the rent higher than what the landlord proposed. That’s gone. The tribunal is now capped at the landlord’s original figure. It can confirm it, reduce it, or, in some cases it can confirm the proposed rent or determine a lower market rent. But it can never increase it further.
Rent Increases in Wales and Scotland
The Renters’ Rights Act applies to England only. Wales and Scotland run on separate legislation, though the direction of travel is similar.
Wales: Under the Renting Homes (Wales) Act, landlords must give contract-holders at least two months’ notice of a rent increase. Increases are also limited to once every 12 months. For fixed-term contracts, a rent rise is only allowed if the written contract permits it or both sides agree, and the landlord has to wait for the contract to become periodic.
Scotland: The notice period is longer. Landlords must give tenants at least three months’ written notice, and the increase has to be served on a specific, prescribed form, the Landlord’s Rent-Increase Notice to Tenant(s). Tenants who think the new rent is too high can apply to Rent Service Scotland to challenge it, but there’s a strict 21-day window to do so after receiving the notice.
What If a Tenant Disputes the Increase? The First-tier Tribunal
Tenants can dispute or go to the First Tier Tribunal if the:
- The landlord hasn’t used the correct notice process for the rent increase
- Proposed a rent increase, which is above the market rate.
The Application fee for applying to the First Tier Tribunal is £ 47
The First Tier Tribunal can set a different figure by comparing the current market rents and hearing from both sides. Under the Renters’ Rights Act 2025, a tribunal cannot set a rent above the landlord’s proposed rent or the open market rate. Applications are lodged with the First-tier Tribunal (Property Chamber) via GOV.UK.
- Tenants submit their application to the tribunal before the start date mentioned in the Section 13 rent increase notice. If that is missed, the new rent rises will take effect immediately because there is no grace period.
- The Tribunal will decide whether the proposed rent is higher than the market figure; they’ll lower the rent. When the proposed rent is lower than the market rent figure, they’ll cap at the landlord’s proposed rent.
| Do you know? The Renters Rights Act has abolished no-fault evictions (Section 21 notices). So if a landlord tries to evict a tenant merely responding to the Tribunal decisions, this retaliatory eviction threat has been removed entirely. If possession is required, landlords must follow the correct Section 8 eviction process. |
What to Consider When Setting a Rent Increase?
Landlords need to study multiple elements when they create their rent increase plans. The increase needs to be equitable and lawful while complying with current market conditions. The rent adjustment process requires assessment of multiple elements that establish an appropriate rent increase amount.
Rent Competition
Check what comparable rentals in your area are going for. If you pitch too high, good tenants leave. If a tenant challenges the increase at tribunal, the first thing they’ll look at is local market data, so you should too.
Lease Term
Some agreements set out when and how rent can be reviewed. Check before you serve notice, not after. The clause requires fulfillment because both parties need to implement changes according to their original agreement terms.
Changes to Property Value
When a property’s condition or amenities improve, its rental value also increases. A moderate rent increase shows tenants the actual value of the property because it reflects improvements made to the property. The present change matches the initial agreement both parties established.
Additional Property Costs
Expenses linked to ownership tend to rise over time; maintenance, insurance, taxes, and management fees rarely stay flat. If you’ve upgraded the kitchen, added a bathroom, or made significant repairs, a rent adjustment reflects that. If you haven’t touched the place in three years, a big rent jump is harder to justify.
Statutory Notice Period
Landlords must give the notice period required by the tenancy laws of the respective state. If they fail to provide sufficient notice, it makes the rent increase invalid. In England, the notice period is 2 months for a Section 13 rent increase.
Security Deposit
A rent adjustment can also affect the security deposit if it’s calculated as a multiple of the monthly rent. The rent increase requires landlords to adjust their security deposits according to the new rental amount. The agreement requires clear communication to prevent misunderstandings while maintaining the validity of the legal contract.
Why Do Landlords Raise the Rent?
Landlords usually increase the rent to compensate for the rising housing ownership and management costs. They do so to keep in line with the current market rate and meet the landlord compliance requirements. Common reason includes:
- Higher Mortgage repayments
- Increased Repair and maintenance costs
- Property Management Fees
- Rising landlord or building insurance premiums
- Inflation and increased operating costs
- Property improvements and renovations
- To keep rent aligned with local market rates.
A rent increase should never be discriminatory or used to pressure the tenants into leaving the property. A reasonable rent increase should reflect the property’s value and remain compatible with similar homes in that area.
How to Write a Rent Increase Notice: Do’s and Don’ts
The landlord must follow these guidelines while writing a rent increase notice:
Category | Do’s | Don’ts |
Form | Use Section 13 Form 4A to serve a rent increase notice. | Don’t use an outdated or wrong form. |
Frequency of Issuance | Once per year, as per the law | Serving more than one notice per year. |
Details | Fill in the correct rent, dates, and address fully | Leave anything blank or incorrect |
Rent Amount | Base it on the local market rates | Set an excessive rent amount or retaliatory figure |
Timing/Notice | Give at least two months’ notice (England) | Backdate or demand early payment. |
Proof | Keep records or email confirmation of the notice | Skip keeping proof |
Tone | Keep it clear and professional with no threats or retaliatory actions. | Use threatening or aggressive language. |
How Estate Agents Ilford Helps with Rent Increases?
Struggling to Manage Rent Increase in Ilford?
Serving a correct rent increase notice in Ilford and East London areas adds to their existing regulatory requirements of managing a rental property. In areas such as Ilford and across the London Borough of Redbridge, landlords may also need to meet additional licensing and compliance requirements.
That’s where our Property Management Service can make a difference.
Our Property Management Service supports landlords across Ilford, Redbridge, and East London with tenancy administration, compliance, tenant communication, and day-to-day management of their rental property.
Learn more about our Property Management Service or contact our team for expert landlord support.
