How to Increase Rent from 1 May 2026: Section 13 Notice Guide

The new rules

Under the Renters' Rights Act 2025, all rent increases must use a Section 13 notice. Rent review clauses in tenancy agreements are no longer enforceable. There is only one way to increase rent — the statutory Section 13 process.

Key requirements

1. Once per year: You can only increase rent once every 12 months
2. 2 months' notice: The tenant must receive at least 2 months' notice before the new rent takes effect
3. Market rate: The new rent must reflect what the property would achieve if newly advertised to let
4. First year: No rent increase is allowed in the first 12 months of a tenancy

For more on what's blocked in the first 12 months, see our first-year protections guide.

The process

1. Check eligibility: Has it been at least 12 months since the tenancy started? At least 12 months since the last increase?
2. Determine market rent: Research comparable properties in the area
3. Serve Section 13 notice: Use the prescribed Form 4 format, stating the current rent, proposed new rent, and effective date
4. Effective date: Must be at least 2 months from the notice date, falling on the first day of a rent period

Tenant's right to challenge

The tenant can refer the notice to the First-tier Tribunal (Property Chamber) if they believe the proposed rent exceeds market rate. They must refer it before the effective date.

What the Tribunal considers

• Condition and location of the property
• Rents for similar properties in the area
• Terms of the tenancy
• Improvements made by the tenant (which may reduce the assessable rent)

Key protections for tenants

• The Tribunal cannot set the rent higher than what the landlord proposed
• Rent increases cannot be backdated
• The Tribunal can defer the increase by up to 2 months if it would cause undue hardship

For the full picture of tenant protections, see our tenant rights guide.

Common mistakes

• Trying to increase rent within the first 12 months
• Not giving the full 2 months' notice
• Using a rent review clause instead of Section 13
• Setting the effective date before the minimum 2-month period
• Not using the prescribed Form 4 format

Rent in advance

The RRA 2025 also limits rent in advance. Once a tenancy agreement is signed, landlords can require a maximum of one month's rent (or 28 days for sub-monthly rentals) before the tenancy starts.

How Get Let Flow helps

Get Let Flow's Section 13 notice generator checks eligibility automatically — including the 12-month rule and last increase date — then generates the prescribed Form 4 with the correct effective date. No legal knowledge required.