Landlords: How to Increase Rent Correctly From 1 May 2026

Raising the rent used to be handled rather informally. A conversation with the tenant, an exchange of emails and a new standing order from the following month.

From 1 May 2026, that is no longer enough.

For assured periodic tenancies in England’s private rented sector, landlords must follow one statutory process. That means using the correct form, giving sufficient notice and proposing a rent that reflects the open market.

The rules are not especially difficult. They are simply rather specific — and getting them wrong could mean the increase does not take effect.

 

How can a landlord legally increase the rent?

You must serve the tenant with Form 4A: Landlord’s Notice Proposing a New Rent.

This is known as the Section 13 process. It must be followed every time you increase the rent, even when the tenant has already agreed to the new figure.

An informal letter, a conversation or an email confirming the increase is not sufficient. Nor can you rely on a rent review clause in the tenancy agreement.

In other words, Form 4A is not an administrative extra. It is the legal mechanism that makes the proposed increase valid.

You can give the completed form to the tenant in person or send it by post. You may also serve it by email if your tenancy agreement allows notices to be delivered that way.

 

How often can a landlord increase the rent?

Rent can normally be increased once every 12 months.

You cannot increase the rent during the first year of a tenancy. If the tenancy began on 10 March, for example, the first increase cannot take effect before 10 March the following year.

After that, at least 12 months must pass between increases.

It is worth keeping a rent-review diary for every managed property. Recording the tenancy start date, previous increase and next eligible review date will make the process much easier to manage.

 

How much notice is required?

The tenant must receive the completed Form 4A at least two months before the new rent is due to begin.

Work backwards from the proposed start date. If you want the new rent to take effect on 1 December, the tenant must receive the notice by 1 October at the latest.

However, I would not work right up to the deadline. Postal delays, an incorrect date or an incomplete form can derail the increase. Give yourself — and the tenant — a little breathing room.

 

Can a tenant challenge a rent increase?

Yes. If the tenant believes the proposed figure is higher than the property’s open-market rent, they can ask the First-tier Tribunal to determine the rent.

The Tribunal considers what the property could reasonably achieve if it were offered to let on the open market. It is not based simply on what the landlord wants or what the tenant feels able to afford.

That should reassure landlords proposing a fair, well-evidenced rent. It is less comfortable for anyone choosing an ambitious figure and hoping it goes unchallenged.

 

How should you calculate a fair rent increase?

Evidence the proposed rent before serving the notice.

Start by finding at least three genuinely comparable properties currently being advertised in the local area. They should be similar in size, location, layout and condition. A newly refurbished flat is not directly comparable with one that still has its original kitchen and bathroom.

Keep copies of the listings, as they may no longer be available if the tenant later challenges the increase.

Take account of genuine improvements, such as a replacement boiler, improved insulation, new windows or a modernised bathroom. Be equally realistic about outstanding maintenance. If repairs are needed, addressing them before proposing an increase usually leads to a better conversation.

Finally, choose a sensible figure that you can explain. A measured increase supported by local evidence is much easier to defend than a number that appears to have been plucked from the air.

 

Should you speak to the tenant first?

In our experience, almost always.

Form 4A is the legal step, but good communication is still the sensible step. A tenant who understands the reasoning behind an increase is likely to respond rather differently from one who receives a form without warning.

There is also a commercial reality to consider. A reliable tenant who looks after the property can be worth considerably more than the final £25 a month. A void period, cleaning, referencing and re-letting costs can quickly wipe out a modest increase.

The law tells you how to increase the rent. It does not tell you whether increasing it to the absolute maximum is a good business decision. That judgement remains yours.

 

 

Frequently asked questions

What form must landlords use to increase rent?

Private landlords in England must use Form 4A for an assured periodic tenancy.

How much notice must a landlord give?

The tenant must receive at least two months’ notice before the new rent begins.

Can rent be increased every year?

Yes, but not during the first year of the tenancy and no more than once every 12 months.

What happens if the tenant objects?

The tenant can ask the First-tier Tribunal to determine the property’s open-market rent.

Would you like us to manage your rent review?

If you would rather not deal with comparable evidence, statutory forms and notice dates, we can manage the review for you. We will assess the current market, recommend a sensible figure and make sure the correct process is followed.

If you know another landlord who would find this useful, please pass it on.