The Online Letting Agents · Renters’ Rights Act guidance

Updated Notices for the Renters’ Rights Act

Find the official forms for possession notices and rent increases under the rules applying to private assured tenancies in England from 1st May 2026.

Which notice forms should landlords use?

The Renters’ Rights Act introduced updated statutory forms for private assured tenancies in England. Two of the most important are Form 3A for seeking possession under Section 8 and Form 4A for proposing a rent increase under Section 13.

Always obtain the current version from GOV.UK before serving a notice. Using the wrong form, incorrect grounds or insufficient notice can invalidate your notice.

Download the official notice forms

These links take you to the government’s official forms page, where you can download the current documents and accompanying guidance.

Possession notices

Form 3A — Section 8 notice

For a private landlord seeking possession of an assured tenancy using one or more statutory grounds. You must identify the relevant grounds, explain why they apply and give the correct notice period.

Not sure which ground applies? Read our Section 8 Grounds for Possession guide.

View Form 3A on GOV.UK →

Rent increases

Form 4A — Section 13 notice

For a private landlord proposing a new rent for an assured tenancy. The statutory procedure generally requires at least two months’ notice and limits how frequently rent can be increased.

For the full process, read our How to Increase Your Tenant’s Rent guide.

View Form 4A on GOV.UK →

Other forms: The GOV.UK page also includes prescribed forms for less common situations, including certain agricultural occupancies and succession matters. Select the form that applies to your tenancy type.

What changed on 1st May 2026?

Section 21: The no-fault possession route ended for private assured tenancies in England. Landlords seeking possession generally need to rely on a valid Section 8 ground.
Section 8: Private landlords should use the current Form 3A and follow the relevant ground-specific requirements.
Section 13: Private landlords proposing a rent increase should use Form 4A and comply with the applicable timing and notice rules.

Different rules and forms may apply to social housing, non-assured arrangements or transitional cases involving notices served before the reforms.

Before serving a notice

Confirm the tenancy type and whether any transitional rules apply.
Download the current official form rather than relying on an old saved copy.
Check the applicable notice period, effective date and grounds, where relevant.
Complete every required section and use a permitted method of service.
Keep a copy of the notice and evidence of when and how it was served.

Important: Serving a possession notice does not itself end the tenancy. If the tenant does not leave, the landlord will generally need to follow the court process and obtain a possession order.

Further guidance for landlords

For more detail, explore our Section 8 Grounds for Possession guide, our guide to regaining possession, and our step-by-step guide to increasing your tenant’s rent.

Need a helping hand?

Unsure which notice applies or how to serve it correctly? The Online Letting Agents can help you understand the next steps and the requirements relevant to your tenancy.

Contact TOLA →03300 883973 Email our team

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Official sources and further reading

Important: This guide provides general information for landlords in England and is not legal advice. Forms and legal requirements may change. Always check the current official guidance before taking action.