Section 13 rent increase date checker
England · Rules last checked against legislation.gov.uk and GOV.UK
Since 1 May 2026 the section 13 procedure is the only way to increase the rent on an assured tenancy in England, including increases the tenant has already agreed to. You serve Form 4A, and section 13 of the Housing Act 1988 sets the earliest date the new rent can start.
The new rent must begin at the start of a rent period. For a monthly tenancy that began on the 15th, that is the 15th of a month. That period must begin no earlier than all of these: two months after the notice is served; 52 weeks after the first period of the tenancy began, so there is no increase in the first year; and, if the rent has already been increased by a section 13 notice or a tribunal decision, 52 weeks after that increase took effect. In one case, set out in section 13(3B), it is 53 weeks, which stops the date creeping earlier each year. Increases made under a rent review clause before 1 May 2026 also start a 52-week clock, under regulation 7 of SI 2026/421. GOV.UK’s rent increase guidance sums this up as once a year, with at least two months’ notice.
The tenant can ask the First-tier Tribunal to decide the rent before the new rent starts. The checker below works out the date. It does not tell you whether the amount you propose is a market rent.
Since 1 May 2026 the only way to put up the rent on an assured tenancy in England is a section 13 notice on Form 4A (Housing Act 1988, s13). The new rent must start on the first day of a rent period, and that day must be at least two months after the tenant receives the notice, at least 52 weeks after the tenancy began, and — if the rent has been increased before by a section 13 notice or tribunal decision — at least 52 weeks (occasionally 53) after that increase took effect. Increases under a rent review clause before 1 May 2026 also start a 52-week clock.
- Housing Act 1988, section 13 (rent increase notices)
- SI 2026/421, regulation 7 (rent review clause increases before 1 May 2026)
- Housing Act 1988, section 4A (permitted rent periods)
- GOV.UK: Rent increases (assured periodic tenancies)
- GOV.UK: Assured tenancy forms from 1 May 2026 (Form 4A)
Frequently asked questions
How often can a landlord increase the rent under the Renters' Rights Act?
Once a year. A section 13 notice cannot propose a new rent that starts less than 52 weeks after the last section 13 or tribunal increase took effect (53 weeks in some cases), and there can be no increase in the first 52 weeks of the tenancy.
How much notice do I have to give for a rent increase?
At least two months from when the tenant receives Form 4A, and the new rent must start on the first day of a rent period. If the two months end part-way through a period, the new rent starts at the beginning of the next one.
Can I still use a rent review clause?
No. Since 1 May 2026 the rent can only go up through a section 13 notice or a tribunal decision, and a tenancy term allowing other increases has no effect (Housing Act 1988, section 13(4A)). An increase under a rent review clause that took effect before 1 May 2026 still counts: the next increase cannot start until 52 weeks after it.
Does a rent increase the tenant has agreed to still need Form 4A?
Yes. GOV.UK says you need to follow the section 13 process every time you increase the rent, even if you have already agreed the increase with your tenant.
What can the tenant do if they disagree with the new rent?
They can apply to the First-tier Tribunal before the date the new rent is due to start, and the tribunal decides the open-market rent for the property.