From 1 May 2026, the Section 13 notice becomes the only lawful way to increase rent for residential tenancies in England. The Renters' Rights Act 2025 (c. 26) abolishes rent review clauses and makes the Section 13 process mandatory. If you are a landlord, understanding this process inside and out is essential to protecting your rental income.
What Is a Section 13 Notice?
Section 13 of the Housing Act 1988 provides a statutory mechanism for landlords to propose a rent increase for periodic tenancies. Under the RRA, all assured tenancies are periodic, so Section 13 applies to every residential tenancy. The notice is a prescribed form — you cannot simply write a letter or send an email telling the tenant the rent is going up. You must use the correct form, currently Form 4, and complete every section accurately.
How to Complete the Form
The prescribed form requires you to state the current rent, the proposed new rent, the date the increase takes effect, and the name and address of the tenant. You must also include the address of the property. The proposed new rent must reflect the market rent for the property. You cannot inflate the figure to account for improvements the tenant has made, and you cannot include a premium for the fact that the tenant is already in occupation.
Calculating the New Rent
The proposed new rent should be based on open market evidence. This means looking at what similar properties in your area are currently letting for. Consider the size, condition, location, and specification of your property compared to others. If your property has features that add value, such as a garden, parking, or recent refurbishment, factor these in. If it has drawbacks, such as a noisy road or older fittings, be realistic about what the market will bear. Keeping records of your comparable evidence is important — if the tenant refers the increase to the Tribunal, you will need to justify your proposed figure.
The Two-Month Notice Period
You must give the tenant at least two months' notice before the new rent takes effect. The notice period runs from the date the tenant receives the Section 13 notice. If you want the rent to increase from 1 September, the tenant must receive the notice no later than 1 July. Get the timing wrong and the increase will not be valid on your intended date.
When the Increase Takes Effect
The new rent takes effect on the date specified in the notice, provided the notice period has been correctly observed. If the tenant does not refer the notice to the Tribunal and does not object, the new rent applies automatically from that date. You do not need the tenant to sign anything or formally agree. The Section 13 process is a unilateral notice — you propose, and the tenant either accepts or challenges it.
The Tenant's Right to Challenge
The tenant can refer the proposed increase to the First-tier Tribunal (Property Chamber) at any time before the new rent takes effect. The Tribunal will then assess the market rent for the property and determine the appropriate rent. Under the Renters' Rights Act, the Tribunal cannot set the rent above your proposed figure — but it could set it at any level below, including below the rent the tenant is currently paying. This means you could end up receiving less than before you served the notice. Landlords should weigh this risk carefully before serving a Section 13 notice. There is no fee for the tenant to make a referral. If the Tribunal does determine the rent, it takes effect from the date specified in the original Section 13 notice, so there is no gap in payment.
Common Mistakes to Avoid
The most common mistakes landlords make with Section 13 notices are using the wrong form, failing to give the full two months' notice, proposing a rent that is clearly above market level, serving the notice too soon (before twelve months have elapsed since the last increase or the start of the tenancy), and failing to keep proof of service. Any of these errors could invalidate the notice entirely, meaning the rent stays at its current level and you have to start the process again. Double-check everything before you serve.
Take Action
Generate your document pack to get a Section 13 notice template pre-filled with your property details. Use our Rent Increase Calculator to work out your exact timeline, and read our Renters' Rights Act FAQ for answers to the most common landlord questions.