Landlord Rent Increase Rules from May 2026
From 1 May 2026, landlords increasing rent for assured periodic tenancies in England must use the statutory section 13 process. An agreement in a message or an old rent-review clause is not a shortcut around it.
Use Form 4A and give two months’ notice
Complete the current Form 4A and give it to the tenant at least two months before the proposed increase takes effect. The form includes the statutory process and guidance for delivery.
The section 13 process must be used every time, even where the tenant has already said they agree with the increase. Check whether email service is allowed by the tenancy agreement before relying on it.
Only once a year
Rent can normally be increased only once a year, and not during the first year of the tenancy. The next increase cannot take effect until at least a year after the previous one took effect.
Record the effective date, not merely the date the notice was drafted. That is the date that controls when another annual increase may begin.
The tenant can challenge the amount
A tenant who believes the proposal is above the open market rent can ask the First-tier Tribunal to determine the new rent. The open market rent is broadly what could be expected if the property were relet on the open market.
Keep the evidence used to set the proposed rent. RentClock can record a deadline, but it does not value a property or determine what a tribunal will decide.
Transitional notices
A valid Form 4 notice served before 1 May 2026 can continue according to the notice, even where the increase starts after that date. An increase agreed through an old rent-review clause before 1 May but due to start afterwards does not apply under the new guidance.
Transitional cases can turn on dates and documents. Use the official guidance and obtain advice where an old notice or dispute is already live.
Frequently asked questions
At least two months using the current Form 4A process.
No. The general rule for assured periodic tenancies is no more than once a year.
Official sources
Further reading
Related tools and guides
This guide is general information, not legal advice. We review time-sensitive claims against official sources; see our editorial policy. Always check GOV.UK or a professional for your situation.