From 1 May 2026, landlords in England can only increase the rent on an assured periodic tenancy once a year, using Form 4A and giving at least 2 months’ notice. You cannot increase the rent in the first year of the tenancy, and you must use the section 13 process every time, even if the tenant has agreed. If the tenant thinks the new rent is above the open market rent, they can ask the First-tier Tribunal to decide.
Step by step
- Check the datesThe new rent cannot start in the first 52 weeks of the tenancy, or within 52 weeks of the last increase.
- Fill in Form 4AUse the current Form 4A: Landlord’s notice proposing a new rent, and read its guidance notes.
- Give at least 2 months’ noticeServe the form at least 2 months before the date the new rent starts.
- Start on a period dateThe new rent should start at the beginning of a rental period.
- Serve it properlyIn person, by post, or by email if the tenancy agreement allows it. Keep proof.
When the new rent can start
Three dates matter. Take the latest of them, then move to the next first day of a rental period:
| Rule | Earliest date |
|---|---|
| Notice | 2 months after you serve Form 4A |
| First increase | 52 weeks after the tenancy began |
| Later increases | 52 weeks after the last increase took effect (sometimes 53, see the Form 4A notes) |
Worked example. A monthly tenancy began on 15 March 2025. You serve Form 4A on 4 November 2026. Two months’ notice takes you to 4 January 2027; the tenancy is already more than 52 weeks old. The rent is due on the 15th, so the new rent can start on 15 January 2027.
Notices given before 1 May 2026
GOV.UK says that if you used the old Form 4 before 1 May 2026, the notice period and increase in it still apply, even if the new rent starts after 1 May 2026. You still cannot increase the rent again until at least a year after the last increase took effect. An increase agreed under a rent review clause before 1 May 2026 that takes effect after that date will not apply.
If the tenant does not agree
The tenant can apply to the First-tier Tribunal if they think the rent is higher than the open market rent: what you would expect to get if you re-let the property on the open market.
Frequently asked questions
How often can I put the rent up?
Once a year, and not in the first year of the tenancy.
How much notice do I need to give?
At least 2 months, using Form 4A.
Can the tenant and I just agree a new rent?
GOV.UK says you must follow the section 13 process every time you increase the rent, even if you have already agreed the increase with your tenants.
What if my tenant thinks the new rent is too high?
They can ask the First-tier Tribunal to decide the rent if they think it is higher than the open market rent: the rent you would expect if you re-let the property on the open market.
Does this apply in Wales?
No. This guide covers England. Wales, Scotland and Northern Ireland have different rules.
Sources
- Assured tenancy agreements: rent increases – GOV.UK
- Assured tenancy forms – GOV.UK
- Housing Act 1988, section 13 – legislation.gov.uk
- Guide to the Renters’ Rights Act – GOV.UK
Related guides
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This guide is general information, not legal or tax advice. Last checked 4 November 2026. Rules change; check the sources above.