What is a Section 13 rent increase notice?

If your landlord wants to raise your rent in England, they can't just send a text or a letter asking for more money. They have to follow a legal process set out in Section 13 of the Housing Act 1988. The document they serve is called a Section 13 notice — and understanding it is the first step to knowing whether your rent increase is valid.

How does a Section 13 rent increase work?

A Section 13 notice is a formal proposal to increase the rent on a periodic assured or assured shorthold tenancy. It must use a government-prescribed form and follow strict rules about timing, frequency, and content.

Your landlord cannot increase your rent whenever they like, by whatever amount they choose. The notice must propose a rent that reflects the open market rate. If it doesn't — or if the paperwork isn't right — you may have grounds to challenge.

Note: Section 13 only applies to periodic tenancies. If you're still in a fixed term, your landlord generally cannot use it until the fixed term ends.

What form should a Section 13 notice use?

The notice must use a specific prescribed form — getting this wrong makes it invalid.

• Before 1 May 2026: Your landlord should use Form 4.
• From 1 May 2026: A new form called Form 4A becomes mandatory under the Renters' Rights Act 2025. Any notice served on or after this date using the old Form 4 will be invalid.

If your landlord sent the increase by letter, email, or anything other than the prescribed form, it has no legal effect.

How much notice must your landlord give?

Current rules (before 1 May 2026)

Tenancy period	Minimum notice
Weekly or fortnightly	1 month
Monthly	1 month
Yearly	6 months

The new rent cannot take effect until the first day of a new tenancy period after the notice expires.

New rules (from 1 May 2026)

The Renters' Rights Act simplifies this: all tenancies require at least 2 months' notice, regardless of payment frequency.

Frequency

Under both current and new rules, your landlord can only increase the rent once every 12 months.

Common errors that make a Section 13 notice invalid

Landlords and letting agents frequently make mistakes on Section 13 notices. Most aren't deliberate — they're procedural slip-ups. But they can make the notice invalid, meaning the rent increase cannot legally take effect.

• Wrong form: Using a letter, email, or outdated form instead of the prescribed form.
• Incorrect dates: The proposed start date doesn't fall on the first day of a tenancy period, or the notice period is too short.
• Wrong details: The name or address on the form doesn't match the tenancy agreement.
• Too soon: The notice is served less than 52 weeks after the previous increase took effect.
• Served during a fixed term: The landlord tries to raise rent while a fixed-term tenancy is still running.
• Wrong tenancy start date: The form references the wrong date the tenancy began, throwing off the calculation.

Not sure if your notice is valid? Our free checker can tell you in 2 minutes — just enter the details from your form and we'll flag any issues.

What happens if the notice is invalid?

If a Section 13 notice contains errors that make it invalid, the proposed rent increase has no legal effect. You are not required to pay the higher amount. Your landlord would need to serve a new, correctly completed notice and start the process again — including the full notice period.

A single wrong date or missing detail can buy you months at your current rent.

What are your options when you receive a Section 13 notice?

You have three choices:

1. Accept it. If you do nothing, the increase takes effect on the date specified. Silence is treated as acceptance.

2. Negotiate. You can try to agree a lower amount directly with your landlord. Many would rather compromise than face a tribunal. Get any agreement in writing.

3. Challenge at the First-tier Tribunal. If the proposed rent is above market rate, you can apply to the First-tier Tribunal (Property Chamber) for a market rent determination. It's not a court — it's an independent panel, and applying is free.

The deadline is strict: your application must reach the tribunal before the date the new rent is due to take effect. Miss it and the increase goes ahead.

Tribunal rules: current vs from May 2026

	Current rules	From 1 May 2026
Can the tribunal set rent higher than proposed?	Yes — this is a risk	No — it can only keep rent the same or reduce it
Is the decision backdated?	Yes — to the date in the notice	No — new rent starts from the tribunal's decision date
Hardship delay	Not available	Tribunal can delay the increase by up to 2 months

From May 2026, there is no risk of ending up worse off by challenging — removing the biggest deterrent tenants currently face.

Key takeaways

• A Section 13 notice is the only legal way your landlord can raise your rent on a periodic tenancy in England. From May 2026, contractual rent review clauses are void.
• The notice must use the correct prescribed form (Form 4 now, Form 4A from May 2026) and give the right amount of notice — currently 1 month for most tenancies, rising to 2 months from May 2026.
• Common errors like wrong dates, incorrect forms, or short notice periods can make the notice invalid — meaning the increase has no legal effect.
• You can accept, negotiate, or challenge at the First-tier Tribunal. From May 2026, the tribunal can only keep your rent the same or reduce it.
• RentSOS can check your notice for free in about 2 minutes and tell you if there are grounds to challenge.

Frequently asked questions

What is a Section 13 notice?

A Section 13 notice is the formal document a landlord uses to propose a rent increase on a periodic tenancy in England. It's required under Section 13 of the Housing Act 1988 and must follow specific rules about form, timing, and notice periods to be valid.

Can my landlord increase my rent without a Section 13 notice?

On a periodic tenancy, no — Section 13 is the only legal mechanism. From 1 May 2026, contractual rent review clauses are abolished entirely, making Section 13 the sole route for all assured periodic tenancies.

How long do I have to challenge a Section 13 rent increase?

You must apply to the First-tier Tribunal before the date the new rent is due to take effect. This deadline is strict — if you miss it, the increase goes ahead. Apply as soon as you decide to challenge.

What happens if I ignore a Section 13 notice?

If the notice is valid and you take no action, the rent increase takes effect automatically on the date specified. Doing nothing is treated as acceptance. If you disagree with the increase, you need to act before the deadline.

Does challenging cost anything?

Applying to the First-tier Tribunal is free. You don't need a solicitor — the process is designed to be accessible. From May 2026, the tribunal can also delay the start of an increase by up to 2 months if paying would cause hardship.

Can the tribunal increase my rent above what my landlord proposed?

Under current rules (before May 2026), yes — the tribunal can set a market rent higher than the amount in the notice. From 1 May 2026, this changes: the tribunal can only confirm or reduce the proposed rent, never increase it.

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This article is for general information about Section 13 of the Housing Act 1988 as it applies in England. It is not legal advice. If you're unsure about your specific situation, consider seeking advice from Citizens Advice or a housing solicitor.