If you are a landlord looking to raise the rent, the process in England has changed. Rent increases used to be something that could often be handled informally, perhaps through a conversation with your tenant, a quick message and a new standing order from the following month.
Since 1 May 2026, that informality is no longer enough for assured periodic tenancies. There is now a specific process, form and set of timings landlords need to follow.
Get it wrong and you risk frustrating your tenant and delaying the increase. The good news is that the rules themselves are not particularly complicated. They are simply very specific.
What is the correct way to raise the rent?
For an assured periodic tenancy in England, landlords need to use Form 4A: Landlord’s notice proposing a new rent.
This is known as the section 13 process and landlords must follow it every time they increase the rent, even if the proposed increase has already been agreed with the tenant.
An informal letter or agreement is not a substitute for Form 4A, and rent review clauses cannot be used for new rent increases after 1 May 2026.
If you take one thing from this guide, make it this: Form 4A is not simply paperwork at the end of the process. It is an essential part of making the rent increase valid.
How often can you increase the rent?
Landlords can increase the rent once every 12 months, and cannot do so during the first year of a new tenancy.
For example, if a tenancy starts in March, the first increase cannot take effect until the following March at the earliest. Once an increase takes effect, another cannot take effect for at least another year.
This makes forward planning particularly important. Rather than reviewing rents whenever it occurs to you, it makes sense to keep a clear record of the relevant dates for every rental property you own or manage.
How much notice do you need to give?
If you want to raise the rent, you must give your tenant the completed Form 4A at least two months before the new rent is due to take effect.
The simplest approach is to work backwards from the date you want the new rent to begin, rather than forwards from the date you decide to review it.
It is also sensible to leave yourself some margin. Two months is the legal minimum, so careful planning can help prevent administrative delays.
What if the tenant does not agree?
Tenants have the right to challenge a proposed increase if they believe it is above the open market rent.
They can ask the First-tier Tribunal to determine the new rent. The relevant benchmark is the open market rent, meaning what the landlord could reasonably expect to receive if the property were being relet on the open market.
That distinction matters. The question is not simply what a landlord would like to charge or what a tenant would prefer to pay. It is about what the property is realistically worth on the current rental market.
For a landlord proposing a fair and well-evidenced figure, that makes doing your research particularly important.
How do you decide on a fair rent increase?
Before serving notice, look carefully at the local rental market and gather evidence to support the figure you are proposing.
Start by finding genuinely comparable properties currently available locally. Look for homes of a similar size, type, location and condition rather than simply choosing properties with the highest asking rents.
You should also consider improvements you have made to the property. A new boiler, improved insulation, a refurbished bathroom or other upgrades may affect its rental value.
Condition matters too. If there are outstanding maintenance issues, addressing them before proposing an increase can make for a much more constructive conversation with your tenant.
Ultimately, if you plan to raise the rent, the figure should be realistic, justifiable and grounded in the current local market.
Should you talk to your tenant first?
In our experience, almost always.
Form 4A is the formal step, but communication can make the process considerably smoother. A tenant who understands why their rent is changing before receiving the notice may respond very differently from someone who receives it without warning.
There is a commercial consideration here too.
A reliable tenant who looks after your property and pays on time has real value. Void periods, referencing, cleaning, marketing and re-letting costs can quickly outweigh the benefit of squeezing another £25 a month from the tenancy.
Sometimes the right decision is to increase the rent to full market value. Sometimes it makes commercial sense to increase it by a little less.
The rules tell you how to do it correctly. They do not tell you what is right for your individual property, tenant or circumstances.
Want us to handle your rent review?
If you would rather not work backwards through dates, forms and comparable properties, this is exactly the kind of thing we handle for our managed landlords.
Get in touch and we can look at where your current rent sits against the local market and help you navigate the correct process.
Frequently asked questions
How do landlords legally increase rent now?
For an assured periodic tenancy in England, landlords must use Form 4A, the landlord’s notice proposing a new rent, through the section 13 process. This process must be followed even if the increase has already been agreed with the tenant.
How often can rent be increased?
Rent can be increased once every 12 months and cannot be increased during the first year of a new tenancy.
How much notice is needed for a rent increase?
Landlords must give tenants at least two months’ notice before the new rent takes effect using the completed Form 4A.
Can a tenant challenge a rent increase?
Yes. If a tenant believes the proposed rent is higher than the open market rent, they can ask the First-tier Tribunal to determine the new rent.
What evidence can support a rent increase?
Look for genuinely comparable properties currently available in the local area, taking account of factors such as property type, size, location and condition. It is also useful to keep records of improvements made to your property.
If you know a landlord who would find this useful, please pass it on.
What the EAN logo means for you
We are proud to be part of the Ethical Agent Network (EAN), a national network of independent agents that have been independently checked against strict standards of honesty and service. You cannot simply pay to join. Membership has to be earned and can be taken away.
It offers reassurance that you are working with an agent committed to doing the right thing, even when no one is watching.
If you would like to know more about the Ethical Agent Network, please get in touch.
Sources: GOV.UK, Assured periodic tenancies: a guide for landlords, Rent increases; GOV.UK, Renters’ Rights Act: an overview for landlords. Guidance checked September 2026.
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