The rules since 1 May 2026
In England, private landlords can only raise rent using a Section 13 notice on Form 4A. The notice must give at least two months, the new rent must start on the first day of a rental period, and you can only raise the rent once every 52 weeks. The first rise can't take effect until 52 weeks after the tenancy began. Rent review clauses in tenancy agreements no longer work.
Worked example
A tenancy started on 1 August 2025, with rent due on the 1st of each month. The landlord hands over a Form 4A on 1 October 2026. Two months' notice runs to 1 December 2026, which is after the 52-week point and falls on a rent day. The new rent can start on 1 December 2026.
Had the notice gone by post, the two months would run from when it arrived, pushing the start to the next rent day, 1 January 2027.
Questions landlords ask
Can my tenant challenge a rent increase?
Yes. They can apply to the First-tier Tribunal before the new rent starts. The tribunal can't set the rent higher than you proposed, but it can set it lower if the open market rent is lower.
Which form do I use?
Form 4A for private tenancies. Using the wrong form, or making a mistake on it, makes the notice invalid and you have to start again.
Can I agree a rise with the tenant instead?
Tenants can agree to a new rent, but get it in writing. If they don't agree, the Section 13 route is the only way to raise it.
Does this apply in Wales or Scotland?
No. Wales and Scotland have their own rules. This calculator covers private tenancies in England.
Sources
Last updated 1 October 2026.