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How to Increase Your Tenant’s Rent Under the Renters’ Rights Act
A practical, step-by-step guide for landlords in England: Form 4A, notice periods, market rent and tenant challenges.
The short answer
Yes, landlords can still increase rent. However, for private assured periodic tenancies the increase must follow the statutory Section 13 procedure using the prescribed Form 4A. Generally, you cannot increase rent in the first year of a tenancy or more than once per year, and you must give at least two months’ notice.
Importantly, the statutory procedure is required even where the tenant agrees to the proposed increase.
What changed under the Renters’ Rights Act?
From 1st May 2026, most existing assured shorthold tenancies in England moved to the assured periodic tenancy regime. The rules standardised the process for raising rent during these tenancies.
- Use the Section 13 procedure and Form 4A for increases.
- Allow at least two months’ notice before the proposed increase takes effect.
- Do not increase the rent in the first year of a new tenancy or more than once annually.
- Do not rely on an old contractual rent review clause instead of the statutory process.
- Tenants can ask the First-tier Tribunal to assess whether the proposed rent exceeds the open-market rent.
How to increase your tenant’s rent: four steps
Confirm the tenancy type, its start date and when the last increase took effect. The new rent must not begin within the first year or less than a year after the previous increase.
Review comparable local properties, size, condition, location and amenities. Keep a record of the evidence supporting your proposed rent.
Use the current prescribed government form, enter the relevant tenancy and rent details, and check the proposed start date carefully.
Give the completed form at least two months before the increase. Serve it in person or by post, or by email if permitted by the tenancy agreement, and retain proof of service.
Discussing the increase with your tenant beforehand can help avoid disputes, but an email, conversation or signed agreement does not replace the formal notice.
What happens if the tenant challenges the increase?
If a tenant believes the proposed rent is higher than the open-market rent (broadly, what the property could command if re-let on the open market) they can apply to the First-tier Tribunal (Property Chamber) before the proposed increase takes effect.
The tribunal considers the rental value of the property, including comparable market evidence and its characteristics. It cannot set a rent above the amount the landlord proposed. Under the reformed process, an increase determined by the tribunal is not backdated, and hardship provisions may affect when the new rent starts.
What about existing rent review clauses or notices?
For the new private assured periodic tenancy regime, landlords must use the statutory Section 13 procedure even if the tenant agrees or an older tenancy agreement contains a rent review clause. Signing a replacement agreement solely to set a higher rent should not be treated as an alternative to Form 4A.
There are important transitional provisions for arrangements made before 1st May 2026:
- An increase agreed under a contractual rent review clause before 1st May 2026 but due to take effect after that date will generally not take effect under the new rules.
- Where rent was increased before 1st May 2026 using Form 4 or a rent review clause, the next increase must still respect the one-year restriction.
Check the precise dates and legal basis of any pre-May notice or agreement before proceeding.
Common mistakes landlords should avoid
- Using the wrong form: Form 4A is the prescribed form for current private-sector increases.
- Giving too little notice: Allow at least two months and calculate the effective date correctly.
- Increasing rent too soon: Check both the tenancy start date and the last effective increase date.
- Relying on informal consent: Agreement with the tenant does not remove the statutory notice requirement.
- Ignoring market evidence: An unsupported proposed rent is harder to defend if challenged.
- Failing to retain proof: Keep a copy of the completed form and evidence of service.
Frequently asked questions
How often can a landlord increase rent?
Generally once per year, and not during the first year of a new private assured periodic tenancy.
Which rent increase form should landlords use?
Form 4A, the prescribed Section 13 notice for assured tenancies in England’s private rented sector.
How much notice must a landlord give?
At least two months before the proposed new rent takes effect.
Can the landlord and tenant simply agree a higher rent?
They can discuss and agree the proposed amount, but the landlord must still use the statutory Section 13 process and Form 4A.
Can a tenant challenge a rent increase?
Yes. A tenant who believes the proposed rent exceeds the open-market rent can apply to the First-tier Tribunal before the proposed increase takes effect.
Does an old rent review clause still work?
It cannot replace the statutory Section 13 process under the new private assured periodic tenancy regime. Special transitional rules apply to some pre-1st May 2026 increases.
Need a helping hand?
Not sure when you can next increase the rent or how to complete and serve Form 4A? The Online Letting Agents can help you navigate the process and communicate professionally with your tenants.
Official sources and further reading
- GOV.UK: Assured periodic tenancies — rent increases
- GOV.UK: Assured tenancy forms (including Form 4A)
- GOV.UK: Renters’ Rights Act overview for landlords
- Legislation.gov.uk: Transitional and saving provisions
Last reviewed: 21 October 2026. Disclaimer: This article provides general information, not legal advice. Different tenancy types and transitional arrangements may require a different approach. Always check the latest prescribed form and official guidance before serving a notice.
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