Can I still use a rent-review clause?

No. Rent-review clauses in assured tenancies have had no effect since 1 May 2026. Form 4A is the only route.

Can I raise the rent more than once a year?

No. At most once in any 52-week period, counted from when the last increase took effect.

What happens if the notice is served with less than two months?

The notice is invalid and the rent does not change. Serve a fresh notice with a valid date.

Is there a free Form 4A generator?

Yes. ServeProof's free tool fills the official Form 4A and checks all four timing rules; it stores nothing you type.

Section 13 rent increases from 1 May 2026: the four rules and Form 4A

Last reviewed 2026-09-03 against legislation.gov.uk and GOV.UK · England only

The short answer

How do I increase the rent on an assured tenancy in England in 2026?

Since 1 May 2026 the only way to raise the rent on an assured tenancy in England is a Section 13 notice on the prescribed Form 4A. Rent-review clauses in tenancy agreements have no effect. The notice must give at least two months, the new rent cannot take effect in the first 52 weeks of the tenancy or within 52 weeks of the last increase, and the new rent must start on the first day of a period of the tenancy. A tenant who thinks the proposed rent is above market rent can refer it to the First-tier Tribunal before it takes effect, and the tribunal can no longer set a rent higher than the landlord proposed.

Rule 1 — two months' notice

The notice period is two calendar months, not sixty days. Served on 3 September, the earliest new-rent date is 3 November. If you post it, allow extra days for delivery: the two months run from when the tenant receives it.

Rule 2 and 3 — 52 weeks

The first increase cannot take effect before the tenancy is 52 weeks old, and each later increase needs at least 52 weeks from the date the previous increase took effect — not from the date the previous notice was served. Two months and 52 weeks are separate clocks: on a new tenancy the notice for the first increase is served around week 43 at the latest.

Rule 4 — a period date

The new rent starts at the beginning of a period of the tenancy. For a monthly tenancy that started on the 15th, periods start on the 15th of each month (the last day of a shorter month if the tenancy started on the 29th–31st).

The tribunal

A tenant can apply to the First-tier Tribunal (Property Chamber) before the new rent takes effect. Under the 2025 Act the tribunal determines a market rent but cannot set it above the figure in the landlord's notice, and its rent takes effect from the date of the decision rather than being backdated.

What is void

Any increase made under a rent-review clause, by letter, by text or by asking the tenant to sign a new agreement is void. The old rent remains the rent due, and a tenant who paid more can recover the excess.

Questions landlords ask

Can I still use a rent-review clause?: No. Rent-review clauses in assured tenancies have had no effect since 1 May 2026. Form 4A is the only route.
Can I raise the rent more than once a year?: No. At most once in any 52-week period, counted from when the last increase took effect.
What happens if the notice is served with less than two months?: The notice is invalid and the rent does not change. Serve a fresh notice with a valid date.
Is there a free Form 4A generator?: Yes. ServeProof's free tool fills the official Form 4A and checks all four timing rules; it stores nothing you type.

Sources

verified 2026-09-03

Housing Act 1988 s.13, as amended by the Renters' Rights Act 2025
Housing Act 1988 s.14 (tribunal determination)
GOV.UK: Assured tenancy forms — Form 4A (revision 05.26)

Next step

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This is not legal advice and not a substitute for a solicitor.