Section 13 Notice explained: How UK landlords increase rent legally

Managing rent increases is an essential part of protecting the long-term value of a rental property, but it must be done in line with the legal process. For landlords in England, the correct route to raise rent for assured periodic tenancies is usually through a Section 13 notice. The rules set out by the UK Government provide a structured framework covering timing, notice periods and tenants’ rights to challenge proposed increases.

These rules continue to apply after 1 May 2026, making it important for landlords to understand the process to remain compliant while setting rent at a level that reflects the open market.

A Section 13 notice is the formal legal method landlords in England use to increase rent for tenants on a periodic tenancy (for example, rolling monthly or weekly agreements). This notice is designed to make rent increases transparent and fair. It ensures tenants receive clear written details of the proposed new rent, when it will start, and their right to challenge the increase if they believe it is too high.

Importantly, landlords cannot simply raise the rent verbally or informally as the Section 13 process exists to protect tenants and provide a structured, legal pathway for adjusting rent in line with the market.

In England, landlords must follow specific timing rules when increasing rent. In most cases, rent can only be increased once every 12 months, and it generally cannot be raised during the first year of a tenancy. These rules are designed to give tenants stability and prevent frequent or unexpected rent changes.

Landlords must also follow the correct legal process. You are required to give tenants a completed Section 13 notice at least two months before the proposed rent increase is due to start. This notice period gives tenants time to review the new rent, seek advice, and decide whether to accept the increase or challenge it if they believe it is unreasonable.

Any proposed rent increase should first be discussed with the tenant to ensure the change is suitable for both parties. To prescribe your notice proposing a new rent and include guidance on how it should be used to inform the tenant of the increase, you should fill in the new form 4A.

The Section 13 procedure must be followed for every rent increase, even where the increase has already been agreed with the tenant. Notice may be served in person, by post, or by email, where this method is permitted under the tenancy agreement.

If a rent increase notice was given before 1 May 2026 using Form 4, the details in that notice still apply, even if the higher rent starts after this date. Tenants can still challenge the new rent if they believe it is higher than the market rate by applying to the First-tier Tribunal. Another increase cannot take effect until at least 12 months after the last increase started. This rule applies whether the previous rise was made using Form 4 or through a rent review clause in the tenancy agreement.

For example, if a rent increase began on 1 February 2026, the earliest date for the next increase would be 1 February 2027.

If tenants believe the proposed increase is higher than the open market rent, they can apply to the First-tier Tribunal to determine a fair amount. Open market rent refers to the price that could reasonably be achieved if the property were re-let under current market conditions. Once a case is submitted, the tribunal will review local rental evidence and set the rent it considers appropriate, which may be lower, the same, or occasionally higher than the amount originally proposed.

This process can delay the increase and create additional administrative work, but it also provides a formal route to confirm that the new rent reflects market value.