Under the Renters' Rights Act 2025, landlords with assured tenancies in England must use the Section 13 process to increase rent. Informal agreements to increase rent outside this process are no longer effective for assured periodic tenancies.
What is Section 13?
Section 13 of the Housing Act 1988 provides a procedure for a landlord to propose a new rent to a tenant. The landlord must use a prescribed form — currently Form 4A — and give the tenant sufficient notice before the new rent takes effect.
The prescribed notice period
A Section 13 notice must give the tenant a minimum notice period before the proposed new rent takes effect. The Act specifies the required period — you should verify the current requirement on GOV.UK before serving a notice, as the rules changed when the Renters' Rights Act came into force in 2026.
The once-per-12-months rule
Rent can generally only be increased once in any 12-month period under Section 13. A new increase cannot take effect until at least 12 months have passed since the last Section 13 increase (or since the tenancy started, if no increase has yet been made). You should verify the precise rule on GOV.UK.
The tenant's right to challenge
A tenant who receives a Section 13 notice has the right to refer the proposed rent to the First-tier Tribunal (Property Chamber). The Tribunal will determine a market rent for the property. If the landlord's proposed increase is above market rent, the Tribunal may reduce it.
Form 4A
Form 4A is the prescribed form for a Section 13 rent increase notice. It must contain the property address, the current and proposed rent, and the date the new rent is to take effect. Using an incorrect form, or missing required fields, can invalidate the notice.
This article describes the Section 13 procedure at a structural level for general information only. It does not constitute legal advice. Always check GOV.UK for the current prescribed form and notice period, and consult a qualified solicitor if you are unsure about your situation.