Renters' Rights Act rent increases: how section 13 works for landlords in 2026

Start free for 1 month

What changed for rent increases on 1 May 2026?

Before 1 May 2026, many tenancies raised rent through a rent review clause written into a fixed-term agreement, or by agreeing a new fixed term at a higher rent. The Renters' Rights Act moved most tenancies in England onto assured periodic tenancies from 1 May 2026, and the government roadmap says landlords now have to follow the revised section 13 procedure with at least two months' notice [2].

The main Renters' Rights Act rent increase rules, from GOV.UK's landlord guide [1]:

Renters' Rights Act rent increase notice: step by step

Here's the section 13 process as GOV.UK describes it [1]:

1. Talk to your tenant first. GOV.UK suggests discussing the increase so it's suitable for both of you. A conversation won't replace the form, but it makes a challenge less likely.
2. Check the timing. Make sure the tenancy is past its first year and at least a year has passed since the last increase took effect.
3. Complete form 4A. Download it from GOV.UK's assured tenancy forms page [3]. The form includes guidance on how to fill it in.
4. Serve it at least two months ahead. You can give it in person, by post, or by email if the tenancy agreement allows email [1].
5. Keep a record. Note the date served, the method, the proposed rent and the start date.
6. Wait for the start date or a challenge. If the tenant applies to the tribunal, the tribunal decides the rent.

Renters' Rights Act rent increase notice period

The minimum is two months between giving the notice and the new rent starting [1][2]. Leave a few extra days if you're posting it, so you're not arguing later about when it arrived.

Renters' Rights Act rent increase form

The form is form 4A: Landlord's notice proposing a new rent [1][3]. Older guides refer to "form 4". GOV.UK says form 4 notices given before 1 May 2026 still apply on their own terms, even where the new rent starts after 1 May [1].

Can tenants challenge a rent increase?

Yes. If your tenant thinks the proposed rent is higher than the open market rent, they can ask the First-tier Tribunal (Property Chamber) to decide what the new rent should be [1]. GOV.UK defines open market rent as the rent you'd expect to get if you re-let the property on the open market [1].

The government roadmap says the tribunal is being prepared for extra demand, that the Ministry of Justice is assessing whether to introduce fees, and that in the longer term the government intends to set up an alternative body to make initial rent determinations [2]. Nothing in the guidance sets a fixed percentage cap. The test is open market rent.

The practical lesson: evidence matters. Before you serve form 4A, look at what similar properties nearby are advertised at, and keep a note of what you found. If your increase sits within that range, you're in a much stronger position.

Renters' Rights Act rent increases: transitional rules

GOV.UK sets out what happens to increases that straddle 1 May 2026 [1]:

• Form 4 given before 1 May 2026: the notice period and the increase in that form still apply, even if the new rent starts after 1 May. The tenant can still challenge it at the tribunal.
• Rent review clauses: if an increase was agreed through a rent review clause before 1 May 2026 but takes effect after 1 May 2026, it won't apply [1].
• The one-year gap still counts the old increase. You can't increase rent until at least a year after the last increase took effect, even if that was before 1 May 2026 [1].

GOV.UK's example: if the rent went up from 1 February 2026, the next increase can't take effect until 1 February 2027 [1].

Can you still use a rent review clause?

Not to increase rent after 1 May 2026. GOV.UK says you need to follow the section 13 process every time you increase rent, even if the tenant has already agreed [1], and rent review clause increases agreed before 1 May that take effect afterwards won't apply [1]. Review your tenancy template and remove wording that suggests otherwise.

What about rent increases after repairs or improvements?

GOV.UK's guide on repairs says you may have the right to increase the rent after carrying out repairs and improvements, depending on the tenancy agreement [4]. Under the new rules, that increase still goes through section 13: once a year, form 4A, two months' notice [1].

Does this apply in Wales or Scotland?

No. GOV.UK says this guidance applies to assured periodic tenancies in England only, and that Wales, Scotland and Northern Ireland have different rules [1].

A rent increase checklist for small landlords

• Is the tenancy more than 12 months old?
• Has at least a year passed since the last increase took effect?
• Have you checked local asking rents for similar homes and saved that evidence?
• Have you spoken to the tenant first?
• Is form 4A filled in fully, with the right start date?
• Does the start date give at least two months from service?
• Have you recorded how and when you served it?

Keep your rent increase paper trail in one place

A rent increase is one form, but a challenge can turn it into a file: the form, proof of service, your evidence of local rents and any messages with the tenant. In Gaffy, each property has a document vault where you can keep the form 4A, your proof of service and the tenancy agreement together, alongside your certificates. Gaffy doesn't calculate or collect rent; it keeps the paperwork and the repairs side organised. See what's in Gaffy.

Good repair records help here too. If a tenant ever argues the property isn't worth the new rent because repairs were ignored, a timestamped history of every repair request and when it was done is useful evidence. That's what the Gaffy repair link and maintenance inbox give you.

FAQs

How often can a landlord increase rent under the Renters' Rights Act?

Once a year, and not in the first year of the tenancy [1].

How much notice is needed for a rent increase?

At least two months, using form 4A [1][2].

What is a section 13 rent increase?

It's the statutory process for proposing a new rent on an assured periodic tenancy using form 4A. GOV.UK calls it the "section 13 process" [1].

Is there a cap on rent increases?

The guidance doesn't set a percentage cap. If the tenant thinks the rent is above open market rent, the First-tier Tribunal decides [1].

Can a tenant refuse a rent increase?

They can challenge it at the First-tier Tribunal if they think it's above open market rent [1].

Do I need form 4A if my tenant agrees to the increase?

Yes. You must follow section 13 every time, even if the increase is agreed [1].

Can I send form 4A by email?

Yes, if the tenancy agreement allows notices by email. In person and post are also options [1].

How does Gaffy help?

Gaffy keeps each property's documents in one vault, flags gas safety, EICR and EPC certificates before they expire, and gives tenants a repair link that needs no app. It's £12 a month for up to 5 properties, plus £4 a month for each extra property, and the first month is free.

Start free for 1 month

Sources

1. GOV.UK, Assured periodic tenancies: a guide for landlords, Rent increases: https://www.gov.uk/assured-tenancy-agreements-a-guide-for-landlords/rent-increases
2. GOV.UK, Renters' Rights Act 2025 implementation roadmap: https://www.gov.uk/government/publications/renters-rights-act-2025-implementation-roadmap/implementing-the-renters-rights-act-2025-our-roadmap-for-reforming-the-private-rented-sector
3. GOV.UK, Assured tenancy forms: https://www.gov.uk/guidance/assured-tenancy-forms
4. GOV.UK, Renting out a property, Making repairs: https://www.gov.uk/renting-out-a-property/making-repairs