A Section 13 notice is the statutory mechanism for raising rent on an assured periodic tenancy agreement in England. From 1 May 2026, with rent review clauses unenforceable under the Renters’ Rights Act 2025, Section 13 becomes the only route to a rent increase. The form is free from gov.uk; this guide covers when and how to use it correctly.
What a Section 13 notice is
A Section 13 notice (formally Form 4A under the Housing Act 1988 as amended by the Renters’ Rights Act 2025) is the statutory route to increasing rent on an assured periodic tenancy. Since the RRA 2025, all assured tenancies are periodic by default, so Section 13 is now the dominant rent-increase mechanism in the regulated sector.
The form is prescribed by statute. You cannot use your own template — the gov.uk version is the only valid form, and using anything else risks the increase being unenforceable.
Where to get the form
Form 4A is published by the Ministry of Housing, Communities and Local Government (MHCLG) and is freely available on gov.uk:
Download the PDF and complete it for each tenant separately. Keep a copy for your records, along with proof of service.
When you can use Section 13
You can serve a Section 13 notice when:
- The tenancy is an assured (periodic) tenancy — including all post-1 May 2026 tenancies under the RRA framework.
- At least twelve months have passed since the tenancy started, OR since the last Section 13 increase.
- You give the correct notice period — at least two months for monthly tenancies, longer for less frequent rent intervals.
- The notice is served on the prescribed Form 4A.
You cannot use Section 13 if:
- The tenancy is still in a fixed term that has not yet expired (relevant only for legacy tenancies — fixed terms are abolished from 1 May 2026 onwards).
- You served a Section 13 within the last twelve months.
- The tenancy is not an assured tenancy (e.g. a lodger arrangement, holiday let, or company let).
What changed under the Renters’ Rights Act 2025
Three changes matter most:
Rent review clauses are dead letter. Any contractual rent increase mechanism in a tenancy agreement (RPI-linked clauses, fixed-percentage uplifts) is unenforceable for assured tenancies from 1 May 2026. Section 13 is the only route. This is regardless of when the agreement was signed.
Tenants’ challenge rights are stronger. Any tenant can challenge a Section 13 increase at the First-tier Tribunal (Property Chamber). The Tribunal can only confirm or reduce the proposed rent — it cannot set a higher rent than the landlord proposed. Pre-RRA, the Tribunal could in some cases set a market rent above the landlord’s figure; that risk to tenants has been removed.
The form itself is new. Form 4A replaces the previous Form 4 from 1 May 2026. Notices served on the old form after that date are invalid.
How to serve it correctly
- Complete a separate Form 4A for each named tenant on the agreement.
- Calculate the notice period from the date of service, not from the rent due date.
- Hand-deliver, post (recorded delivery is wise), or email if your tenancy permits service by email.
- Keep proof of service: a delivery receipt, a witnessed delivery note, or an email read receipt.
- Diary the increase date and the date the tenant could apply to the Tribunal.
Setting a realistic increase
The proposed rent must be realistic. Tribunals do not look kindly on increases substantially above local market rates, and the post-RRA framework makes a Tribunal challenge straightforward for the tenant. A few practical principles:
- Look at comparables. What are similar properties in the same area letting for currently? Letting agents publish local averages, and rightmove.co.uk and similar sites are useful starting points.
- Account for the property’s actual condition. The Tribunal will assess based on the property as let, including any disrepair, dated fittings, or other issues.
- Consider the tenant’s behaviour. A tenant in good standing is worth keeping at a slightly below-market rent rather than risking a void from a contested challenge.
- Don’t reflexively maximise. The Tribunal can only reduce, never increase. So a slightly conservative ask is rational risk management — the upside of going to Tribunal is zero.
If the tenant challenges at the Tribunal
The tenant can apply to the First-tier Tribunal (Property Chamber) within the statutory window — currently the day before the proposed increase takes effect. The Tribunal will:
- Read both parties’ submissions.
- Consider local market evidence (the landlord can submit comparables; the tenant can submit their own).
- Sometimes hold a hearing or inspect the property, especially if condition is in issue.
- Decide on a rent — which can only be the same as the landlord’s figure or lower.
The Tribunal’s decision binds both parties. It cannot be challenged on the merits, only on procedural points or errors of law.
Frequently asked questions
Is the Section 13 form free?
Yes. Form 4A is a free statutory form published by gov.uk. There is no charge to download or use it. Paid templates that claim to be Section 13 notices are unnecessary — only the gov.uk Form 4A is the prescribed form, and using anything else risks the notice being invalid.
How often can I increase the rent?
No more than once in any twelve-month period. The clock starts from the date the previous Section 13 increase took effect (or from the start of the tenancy, if there has not yet been one). Attempting to serve a second Section 13 inside the twelve months makes the second notice invalid.
What notice period must I give?
At least two months for monthly tenancies. For weekly tenancies the period is longer, calculated as a multiple of the rent period. The notice must specify a clear date for the new rent to start, and that date must fall on or after the end of the notice period.
Can the tenant refuse to pay the new rent?
The tenant can apply to the Tribunal to challenge the increase. While that application is pending, the old rent continues to apply. If the Tribunal decides on a higher rent than the old amount, the tenant pays the new rent from the date specified in the notice (or the Tribunal’s decision date, if later). Refusing to engage with the Tribunal process and simply not paying is treated as rent arrears once the new rent takes effect — at which point a landlord may need to consider possession proceedings under Form N5 after serving a Section 8 notice.
Does Section 13 apply to fixed-term tenancies?
Section 13 only applies once a tenancy is periodic (or, post-RRA, periodic by default). For pre-RRA fixed-term tenancies that are still within the fixed term, rent can only be increased if the tenancy agreement contains a rent review clause that is genuinely enforceable — and from 1 May 2026, those clauses are unenforceable for assured tenancies regardless. In practice, post-RRA, every assured tenancy is periodic and Section 13 applies.
Can a managing agent serve a Section 13 on my behalf?
Yes, an authorised agent can serve the notice. The notice should make clear the agent is acting on the landlord’s behalf, and the agent’s name and contact details should be included. The landlord remains legally responsible for the validity of the notice.
When to get proper legal advice
For most rent increases, the Section 13 process is straightforward and self-administered. You should consider taking advice if:
- The proposed increase is significant (more than typical local market movement) and the tenant has indicated they will challenge.
- The tenancy has unusual features — long fixed term that hasn’t yet expired, complex contractual rent provisions, mixed-use property.
- The previous increase was contested at the Tribunal.
- The tenant has raised concerns about the property’s condition that could affect the Tribunal’s view of market rent.
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