In England, from 1 May 2026, a landlord can raise the rent on an assured periodic tenancy once a year, using Form 4A and giving at least 2 months’ notice. The new rent cannot start in the first year of the tenancy, and must start at the beginning of a rental period. A tenant who thinks the new rent is above the open market rent can ask the First-tier Tribunal to decide.
1. Two months’ notice. The new rent cannot start until at least 2 months after you serve Form 4A.
2. Not in the first year. For a first increase, the new rent cannot start until 52 weeks after the tenancy began.
3. Once a year. A later increase cannot start until 52 weeks after the last one took effect. The Form 4A notes add a 53-week rule so the date does not creep earlier each year: if 52 weeks would land more than 6 days before the anniversary of the first increase, use 53 weeks.
4. Start of a period. Take the latest of those dates and move it to the first day of the next rental period (for monthly rent, the same day of the month the tenancy started).
Worked example. A monthly tenancy started on 15 March 2025 and there has been no increase. Serving Form 4A on 4 November 2026 means the new rent cannot start before 4 January 2027 (2 months). The 52 weeks from the start of the tenancy passed in March 2026. The next rental period starts on the 15th, so the earliest date is 15 January 2027.
Frequently asked questions
How often can a landlord increase the rent in England?
Once a year for assured periodic tenancies, using the section 13 process and Form 4A. The rent cannot be increased in the first year of the tenancy.
How much notice does a landlord have to give for a rent increase?
At least 2 months, by giving the tenant a completed Form 4A before the date the new rent starts.
Can I still use a rent review clause?
GOV.UK says that from 1 May 2026 you need to follow the section 13 process every time you increase the rent, even if you have already agreed the increase with your tenants.
How can I serve Form 4A?
GOV.UK lists in person, by post, or by email if the tenancy agreement allows it.
What if the tenant disagrees?
They can apply to the First-tier Tribunal before the new rent starts if they think it is above the open market rent. The tribunal decides what the rent should be.
Does this apply in Wales or Scotland?
No. This follows the rules for assured periodic tenancies in England. Wales, Scotland and Northern Ireland have their own rules.
Read next
- GuideHow to increase the rent: section 13 and Form 4A
- GuideTenancy deposit protection: what landlords must do
- CalculatorRental Yield & Section 24 Calculator
- CalculatorLandlord Certificate Expiry Planner (Gas, EICR, EPC)
- CalculatorMaking Tax Digital for Income Tax Checker
Sources
- Assured tenancy agreements: increasing rent – GOV.UK
- Housing Act 1988, section 13 – legislation.gov.uk
- Guide to the Renters’ Rights Act – GOV.UK
- Assured tenancy forms (Form 4A) – GOV.UK
Assured periodic tenancies in England from 1 May 2026. Not for Wales, Scotland, Northern Ireland, regulated tenancies or social housing.
General guidance, not legal or tax advice. Last checked 4 November 2026 against the sources above.