One route, no shortcuts

Since 1 May 2026, every rent increase on a periodic tenancy in England goes through Section 13. There is no other door: an increase agreed by text, email or a friendly conversation is invalid, however willing the tenant. The notice is the official Form 4A, from the government’s assured tenancy forms ↗.

The two dates that decide everything

Two rules set the earliest day your new rent can start, and the later one wins.

• The 12-month rule. Rent can rise at most once per 12 months, counted from the day it last changed. If you have never raised it, count from the tenancy start.
• The notice period. The tenant must get at least 2 months from the day the notice is served.

Our free rent increase checker takes the one date you know, when the rent last changed, and works out the earliest valid start date from both rules.

Step by step

• 1. Check the 12-month rule. Confirm a full year has passed since the rent last changed, or will have passed by your proposed start date.
• 2. Pick a defensible figure. Your tenant can refer the proposed rent to the First-tier Tribunal, which looks at what comparable local properties let for. A figure you can evidence survives; a hopeful one gets knocked back.
• 3. Complete Form 4A. Names, property, current rent, proposed rent, and a start date no earlier than both rules allow. Check the start date against your rent payment cycle before filling it in.
• 4. Serve it in writing and keep proof. Note how and when you served it: the 2 months run from service, and if anything is disputed later, your record of service is what settles it.
• 5. Diary the start date. From that day the new rent applies, unless the tenant has referred it to the tribunal in the meantime.

If your tenant challenges it

A referral to the First-tier Tribunal is the process working. The tribunal sets a market rent based on evidence, so arrive with comparables, the property’s condition, and your paperwork in order.

The mistakes that void the whole thing

• Agreeing an increase informally. A deal by text or email is not a rent increase.
• A start date earlier than the 12-month rule or the 2-month notice allows.
• Serving with nothing to prove when or how you served it.

Based on UK government guidance for England, current at the date above. This guide is general information, not legal advice: for your specific situation, consult a qualified letting agent, solicitor or your local authority.