How to serve a Section 13 rent increase notice correctly in 2026

Raising the rent on a periodic tenancy in England has always required following a specific legal process. Under the Renters' Rights Act 2025, the rules are tighter and the consequences of getting it wrong are more significant. Here's a complete guide to serving a valid Section 13 notice in 2026.

What is a Section 13 notice?

A Section 13 notice — officially Form 4A — is the only lawful mechanism for a landlord to increase rent on an assured periodic tenancy in England. You cannot increase rent by agreement, by adding a rent review clause to a tenancy agreement, or by any other method. Form 4A is the only route.

This has always been the case for assured periodic tenancies, but the Renters' Rights Act 2025 made it universal — since all private tenancies in England are now periodic, Form 4A applies to every landlord, every tenancy, every time.

The key rules

You can only increase rent once per year

A minimum of 52 weeks must have passed since the last rent increase took effect — or since the tenancy began if rent has never been increased. In some circumstances (see the 53-week rule below) you may need to wait 53 weeks.

You must give at least 2 months' notice

The notice must be served at least 2 calendar months before the proposed new rent date. If you serve it on 15 May, the earliest the new rent can take effect is 15 July — and only if that falls on the first day of a rent period.

The new rent date must fall on the first day of a rent period

This is the most commonly missed requirement. If your tenant pays rent on the 1st of each month, the new rent can only start on the 1st of a month. If they pay weekly every Monday, it must start on a Monday. A notice proposing a start date that doesn't align with the rent period is invalid.

The 53-week rule

If the proposed new rent date would fall within 6 days of the anniversary of the date the very first post-February-2003 rent increase took effect (the date in Question 4.4 of Form 4A), you must wait 53 weeks rather than 52. This prevents the effective date creeping earlier each year. This catches many landlords out.

Completing Form 4A correctly

Form 4A has six substantive questions. Every field matters — an incorrectly completed form is invalid.

Q4.1 — Current rent

State the current rent amount and frequency — e.g. "£950 per month". If any utilities or charges are included in the rent, these must be listed separately in Q4.7.

Q4.2 — Tenancy start date

The date the tenancy began. This is used to verify the 12-month rule.

Q4.3 — Date of most recent rent increase

The date the most recent previous increase took effect — not the date the notice was served. If rent has never been increased, leave blank.

Q4.4 — Date of first rent increase after 11 February 2003

This is the question that trips most landlords up. If you have only ever increased rent once, this is the same date as Q4.3. If you have increased rent multiple times, it's the date of the very first increase after February 2003. If rent has never been increased, leave blank. The date you enter here affects the 53-week rule calculation.

Q4.5 — Proposed new rent

The rent you are proposing — e.g. "£1,050 per month". You cannot propose a rent lower than the current rent using Form 4A.

Q4.6 — Date new rent takes effect

This must simultaneously satisfy three conditions: at least 2 months from service, at least 52 or 53 weeks since the last increase, and the first day of a rent period. Getting this date wrong is the most common cause of an invalid notice.

Q4.7 — Breakdown of included charges

If any utilities (council tax, water, gas, electricity, broadband) are included in the rent, list each one with the current and proposed amount. If nothing is included, state "None."

How to serve the notice

The notice must be served on the tenant — all tenants named on the tenancy agreement. Acceptable methods of service:

• Hand delivery — ask for a signed acknowledgement
• First class post — keep the certificate of posting
• Email — valid if the tenancy agreement or a subsequent written agreement permits service by email

Keep proof of service. If the tenant challenges the notice at tribunal, you'll need to prove when it was served and how.

What happens after you serve it?

The tenant has the right to refer the proposed rent to the First-tier Tribunal (Property Chamber) before the proposed start date. The tribunal will determine the market rent — it cannot set rent higher than you proposed, but it can set it lower. If the tenant doesn't refer it, the new rent takes effect on the proposed date automatically.

The application fee is £47. In practice, most tenants don't refer reasonable increases to tribunal — but they have the right to.

What if the notice is invalid?

An invalid Section 13 notice has no legal effect. The rent does not increase. You must start the process again with a correctly completed notice. If you've already waited 52 weeks, an invalid notice means waiting longer while you correct and re-serve it. Get it right first time.

The bottom line

Section 13 is not complicated once you understand the rules, but the date calculations are unforgiving. The two-month minimum, the 52/53-week rule, and the rent period alignment must all be satisfied simultaneously. Check your working before serving.

LandlordLite's Section 13 generator calculates all three date requirements automatically from your tenancy data, pre-fills Form 4A, and flags any eligibility issues before you generate the notice.

This article is for general information only and does not constitute legal advice. Seek advice from a qualified solicitor or the NRLA if you are unsure about your specific circumstances.