How to Notify Tenants of a Rent Increase in England (2026)
Putting the rent up is a normal part of letting, but in England the rules changed on 1 May 2026. Under the Renters' Rights Act 2025, there's now only one way for a private landlord to increase the rent on an assured periodic tenancy: the Section 13 process, using Form 4A. Here's how it works.
The Key Rules
- Once a year
You can only increase the rent once every 12 months, and not in the first year of the tenancy. - Use Form 4A
The proposed new rent must be set out on the prescribed form. - At least two months' notice
The new rent can't start until at least two months after you serve the notice. - No rent review clauses
Clauses that allow automatic or fixed increases no longer have any effect. - Tenants can challenge
A tenant can apply to the First-tier Tribunal if they think the new rent is above the open market rent.
How to Notify Your Tenant, Step by Step
- Check the timing
Make sure at least 12 months will have passed since the tenancy started or since the last increase took effect. - Set a fair rent
Look at comparable properties nearby. An increase above market rent is likely to be challenged. - Complete Form 4A
Include the current rent, the proposed new rent and the date it starts. - Serve the notice
In person, by post, or by email if your tenancy agreement allows it. Keep proof of service. - Talk to your tenant
A short, friendly explanation of the reasons for the increase can help avoid a dispute.
What If I Gave Notice Before 1 May 2026?
A valid Form 4 notice served before 1 May 2026 still applies, even if the new rent starts after that date. Increases agreed under a rent review clause before 1 May 2026 but due to take effect after it do not apply.
Rent Increase FAQs
How much can I increase the rent by?
There's no fixed cap in England, but the tenant can ask the First-tier Tribunal to decide whether the new rent is above the open market rent.
Can I agree a rent increase with my tenant informally?
The Section 13 process is the route set out in law for assured periodic tenancies. Speak to a legal professional before relying on any other arrangement.
Does this apply in Wales and Scotland?
No. Different rules apply in Wales and Scotland.