Form 4A is now the only way to raise the rent on a private tenancy in England. Here's what to put in each box, how to pick a valid start date, and how to serve it.
Updated 18 October 2026
The short version
- Since 1 May 2026, Form 4A is the only legal way to raise the rent on a private tenancy in England. Rent review clauses and letters no longer work.
- The form is nine pages. Serve all of it, unchanged, including the tenant's section on how to challenge.
- The date in question 4.6 is where most notices go wrong. It must be at least two months after the tenant receives the notice, at least 52 weeks after the last rise (or the start of the tenancy), and on the first day of a rental period.
- Get the date right first with our rent increase calculator, then fill in the form.
Before you start
- Download the latest Form 4A from GOV.UK. Older versions, and the old Form 4, aren't valid.
- Have the tenancy agreement to hand: start date, rent, rent day, and how notices can be served.
- Check your proposed rent against the local average. If the tenant challenges it, the tribunal looks at the market rent for similar homes.
Filling it in, question by question
| Question | What to put |
|---|---|
| 1.1 Tenant names | Every tenant named on the tenancy, for a joint tenancy. |
| 1.2 Address | The rented property's full address, with postcode. |
| 2.1 to 2.3 Landlord | Your name and a contact address. Phone and email are optional. If you give an email, the tenant and the tribunal can use it to send you documents. |
| 3.1 to 3.3 Agent | Only if an agent acts for you. Same rules as section 2. |
| 4.1 Current rent | The rent now, and how often it's paid: weekly, fortnightly, four-weekly or monthly. |
| 4.2 Tenancy start date | The date the tenancy first began. If the tenant has been there through several agreements, this is usually the original start date. Take advice if unsure. |
| 4.3 Last rent increase | The date the rent last went up. Leave it blank if it hasn't gone up since the tenancy began. |
| 4.4 First rise after 11 February 2003 | Only matters for older tenancies, and is used to decide whether 52 or 53 weeks apply. Leave it blank if there hasn't been one. |
| 4.5 New rent | The rent you propose, for the same period as 4.1. |
| 4.6 New rent starts on | The date the new rent begins. See the three rules below. |
| 4.7 Bills in the rent | Only if the rent includes council tax, water, energy, broadband or TV, or a fixed service charge. Show the current and new amount for each, or "nil". Leave out variable service charges. |
| Signature | Signed and dated by you or your agent. Joint landlords each sign, or agree that one signs for all. |
| Section 5 | For the tenant. Don't remove it: it explains how to accept the rise or apply to the tribunal. |
The three rules for the start date
- At least two months' notice. Count from when the tenant receives the notice, not when you send it. Allow extra days for post.
- At least 52 weeks since the last increase, or since the tenancy began if there hasn't been one.
- On a rent day. A monthly tenancy that started on the 20th must go up on the 20th. A weekly tenancy that started on a Monday must go up on a Monday.
All three must be met. The latest of them, moved to the next rent day, is the earliest valid date. The rent increase calculator works this out for you.
Worked example
A monthly tenancy started on 15 March 2025 at £1,200, with rent due on the 15th and no rise since. The landlord posts a Form 4A on 20 October 2026, proposing £1,260, and allows two days for delivery. Two months from receipt runs to 22 December 2026, which is after the 52-week point. The next rent day after that is 15 January 2027, so that's the date for 4.6.
Serving the notice
- Use the method in the tenancy agreement, if it sets one. Otherwise hand it over, leave it at the property, or post it.
- Email only works if the tenancy agreement allows it.
- Keep proof: a photo of it going through the door, a certificate of posting, tracked delivery, or the sent email with the attachment.
What the tenant can do
The tenant can accept and pay the new rent from the start date, agree a different figure with you in writing, or apply to the First-tier Tribunal before the start date. The tribunal decides the market rent, and can't set it above what you proposed. Until it decides, the tenant pays the old rent.
Common mistakes that make the notice invalid
- A start date that's too early, or not on a rent day.
- Using an old version of the form, or leaving pages out.
- Raising the rent twice within 52 weeks.
- Missing a joint tenant's name.
An invalid notice has no effect. You have to serve a new one and the two months start again, so check it before it goes. For the other rules since May 2026, see our Renters' Rights Act guide.
Questions landlords ask
Where do I get Form 4A?
From GOV.UK, on the assured tenancy forms page. Always download a fresh copy, as the form can be updated.
Can I raise the rent without Form 4A?
Only if the tenant agrees in writing to a new rent. Otherwise, since 1 May 2026, Form 4A under section 13 is the only way to increase the rent on a private assured tenancy in England.
Does the tenant need to sign Form 4A?
No. The tenant doesn't sign to accept or challenge it. If they don't apply to the tribunal before the start date, the new rent applies from that date.
How much can I increase the rent by?
There's no set cap, but the rent should be in line with similar homes nearby. If the tenant challenges a rise, the tribunal sets the market rent, which can be lower than you proposed.