Putting the rent up? Your step-by-step guide (Form 4A)
Since 1 May 2026, the only lawful way to put the rent up on a private tenancy in England is a section 13 notice on the official form (Form 4A). Rent review clauses in tenancy agreements no longer work.
Answer four quick questions and we'll tell you whether you can increase it now, the earliest date the new rent can start, and how to avoid a challenge.
How a rent increase works (England) at a glance
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1
Check you can increase it
Not within the first 12 months of the tenancy, and not within 12 months of the last increase.
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2
Set a fair new rent
Compare similar properties nearby. The tribunal can't set more than you propose, but it can set less.
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3
Serve the section 13 notice (Form 4A)
Use the current form from GOV.UK. Serve it on every tenant and keep proof of how and when.
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4
Tenant can challenge
The tenant can apply to the First-tier Tribunal (free). If they do, the new rent applies from the tribunal's decision, not backdated.
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5
New rent starts
If there's no challenge, the new rent is payable from the start date you gave.
Common questions
How often can I put the rent up?
Once a year at most, and not within the first 12 months of the tenancy. You must use a section 13 notice (Form 4A) with at least two months' notice.
Does my rent review clause still work?
No. Since 1 May 2026 rent review clauses in private tenancies in England no longer work. Any increase taking effect from then needs a section 13 notice.
Can the tenant just agree to pay more?
No — not on its own. Every rent increase must go through the section 13 process on Form 4A, even if the tenant agrees, and no more than once a year. An informal agreement doesn't lawfully raise the rent.
What if the tenant challenges the increase?
They can apply to the First-tier Tribunal before the new rent starts. The tribunal sets a market rent by comparing similar local properties; it can't set more than you proposed. The new rent then applies from the decision date, and can be delayed by up to two months for undue hardship.
Sources: GOV.UK: Guide to the Renters' Rights Act · Shelter: rent increases. Checked 31 Oct 2026. General information, not legal advice.