Rent increases in England in 2026: Section 13, Form 4A and how to challenge one
How can a landlord increase rent now?
For most private assured tenants, a Section 13 notice is the only lawful route. A clause in the tenancy agreement cannot create another way to raise rent (Shelter). The notice must be on the prescribed form, Form 4A, and must give at least 2 months' notice (GOV.UK for landlords).
There is no fixed cap on the amount, but the rent should broadly match what similar homes in the area cost. Landlords can increase rent only once a year.
When can a landlord first increase the rent?
GOV.UK's tenant guidance says a landlord can increase rent once a year, and not in the first 12 months of a new tenancy (GOV.UK for tenants). If your tenancy began before 1 May 2026 and has become a periodic tenancy, check the dates of your last increase and ask a housing adviser if you are unsure.
How do you challenge a rent increase in England?
You do not have to accept an increase you think is too high. You can apply to the First-tier Tribunal, online or using form MR1 on GOV.UK. You must apply before the new rent start date shown in the notice. Shelter lists a fee of £47 from 1 May 2026, with help available for people on low incomes (Shelter: ask a tribunal to set the rent).
Send the tribunal a copy of the notice, your latest tenancy agreement and photos of the home. The best evidence of market rent is tenancy agreements for similar homes. Listings on property websites or from local agents can also help.
What can the tribunal decide?
Whether the notice is valid. From 1 May 2026 the notice must use Form 4A and give at least 2 months' notice. If it is invalid, the rent cannot go up and the landlord must serve a new notice.
What the market rent is. It looks at information from both sides and rents in your area. Either side can ask for an inspection or hearing, and waits can be a few months.
The new figure. For notices given on or after 1 May 2026, the tribunal cannot set the rent higher than the landlord proposed. For notices before 1 May 2026, the old rule applied and the rent could be higher.
The start date. For notices on or after 1 May 2026, the new rent normally starts from the next rent period after the tribunal sets it (Shelter).
The Independent Landlord also reports that the tribunal can delay an increase where it would cause undue hardship, and that rent review clauses in existing tenancies became void on 1 May 2026 (The Independent Landlord). That site is a landlord blog, not official guidance, so check these points before relying on them.
What mistakes should landlords avoid?
Raising rent by agreement or a letter instead of a valid Section 13 notice on Form 4A.
Giving less than 2 months' notice, or increasing rent more than once a year.
Relying on a rent review clause in the tenancy agreement.
Ignoring transition rules for notices served before 1 May 2026, which follow the old procedure (NRLA, below).
Rules for tenancies and notices that began before 1 May 2026 can differ, so see the NRLA guidance on existing tenancies.
What should tenants do on receiving a rent increase notice?
Check the notice is on Form 4A and gives at least 2 months' notice.
Note the new rent start date and the tribunal deadline: you must apply before it.
Gather evidence of rents for similar homes in your area.
Talk to your landlord. If the increase is unaffordable, explain why and get any agreement in writing.
Free advice is available from Shelter and Citizens Advice. See also our guide to ending a tenancy in England.
What about Wales?
Wales has different rules. Rent Smart Wales says rent increases on periodic occupation contracts use form RHW12, with the first increase allowed at any time and later ones yearly (Rent Smart Wales). This article covers England only.
Frequently asked questions
How can a landlord increase rent in England now?
By serving a Section 13 notice on Form 4A. It must give at least 2 months' notice, and rent can only be increased once a year. Rent cannot go up another way, even if the tenancy agreement says it can.
How much notice must a landlord give for a rent increase?
At least 2 months.
Can my landlord increase my rent in the first year?
GOV.UK says landlords cannot increase rent in the first 12 months of a new tenancy and can increase it only once a year.
Can I challenge a rent increase?
Yes. You can apply to the First-tier Tribunal before the new rent start date in the notice. Shelter lists a £47 fee from 1 May 2026, with fee help available on low incomes.
Can the tribunal increase my rent further?
For notices given on or after 1 May 2026, no. The tribunal can set the rent at the landlord's proposed figure or lower, not higher.
Can I be evicted for challenging a rent increase?
Shelter says that under the Renters' Rights Act changes you cannot be evicted for challenging a rent increase.
About this article
Written by: Sundre Communications, the content team that prepares Themis Crown Advocates Limited's articles.
Legally reviewed and approved by: Mya, Themis Crown Advocates Limited.
Published by: Themis Crown Advocates Limited, SRA ID 8008980, Companies House no. 15561948, 124-128 City Road, London EC1V 2NX.
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This article is general information, not legal advice for your situation. It reflects the law and reported developments as at the date shown and may change.
