Section 13 (Rent Increase)
The statutory process for increasing rent on an assured periodic tenancy in England. Once a year, two months' notice, using official Form 4A. Since May 2026 it is the only lawful route.
Section 13 of the Housing Act 1988 sets out how a landlord increases rent on an assured periodic tenancy. The Renters' Rights Act made it the single route for rent increases from 1 May 2026: rent review clauses in tenancy agreements, including index-linked ones, are void.
The rules
- Serve the official Form 4A (from GOV.UK) with at least two months' notice, ending at the start of a rent period.
- Increases can take effect no sooner than 52 weeks after the tenancy began or the last increase took effect.
- The tenant can refer the proposed rent to the First-tier Tribunal before it starts. The tribunal can confirm or reduce the figure but cannot set it higher than you proposed, and the new rent runs from the tribunal's decision rather than being backdated.
Setting a defensible figure
Tribunals look at open-market evidence for similar properties. Three solid comparables and an increase the tenant can realistically pay tend to hold; a speculative jump invites a challenge that freezes the increase for months. Weigh the cost of a void or a tribunal delay against the extra rent before pushing to the top of the range.