When you will be able to increase rent
For Assured Periodic Tenancies (APTs), you will only be able to increase the rent once a year. You will not be able to increase the rent in the first year of the tenancy.
Note: For pre 01 May 2026 Assured Shorthold Tenancies that become periodic on 01 May 2026, the “first year of the tenancy” is counted from the start of the last tenancy agreement, not from 01 May 2026.
How you will be able to increase the rent
You should first discuss any proposed rent increase with your tenant to make sure it is suitable for both parties. This acts as a friendly introduction to the formal notice you will serve.
You will need to complete Form 4A: Landlord’s notice proposing a new rent. This new form includes guidance on how to use it to notify your tenant of a rent increase. It will be published on gov.uk on 01 May 2026 for use on or after this date.
You must give your tenant the completed form at least 2 months before you want the rent increase to start. The rent increase must take effect on the first day of a rent period.
You must follow the Section 13 process every time you increase the rent, even if you have already agreed the increase informally with your tenant.
You may give notice to the tenant in the following ways: in person, by post, or by email — if this is allowed in the tenancy agreement
The increase must reflect the rent you would reasonably expect to receive if you were to re‑let the property on the open market – or lower.
If your tenants do not agree
If your tenant believes the proposed rent increase is higher than the open‑market rate, they may ask the First‑tier Tribunal (Property Chamber) to decide what the new rent should be. The First-tier Tribunal will no longer suggest a higher rent than the one being requested by the landlord, even if the open-market rate is higher.
The rent increase will be delayed until the First-tier Tribunal have made its decision. The landlord must wait 12 months from this rent increase date to raise the rent again by Section 13.
The cost for the tenant to apply to the tribunal is £47. Funding will be available to tenants who cannot afford the fee.
If you gave notice of a rent increase before 01 May 2026
If you gave your tenant notice of a rent increase using Form 4 (the pre 01 May 2026 Section 13 form) before 01 May 2026, the rent increase will still apply — even if the new rent starts after that date. The minimum notice period in Form 4 (one month) will apply.
If your tenant believes the increase is above the open‑market rate, they may still ask the First‑tier Tribunal to decide what the new rent should be.
The Tribunal may set a rent that is the same, higher, or lower than the amount you proposed in Form 4, and it will require the new rent to be paid from the date in the Section 13 notice. If paying from that date would cause the tenant undue financial hardship, the Tribunal may delay the start date up to the date of its decision.
You will not be able to increase the rent again until at least one year after the last increase took effect. This applies whether the increase was made using Form 4 or through a rent review clause in the existing tenancy agreement.
Any rent increase agreed before 01 May 2026 under a rent review clause, but taking effect after 01 May 2026, will not be permitted.