Section 13 Rent Increase Notice 2026 England
The statutory notice a landlord must serve to increase rent on a periodic assured tenancy — with the correct 2-month notice period and tenant rights information.
What is a Section 13 notice and when do you need one?
A Section 13 notice is the prescribed mechanism under section 13 of the Housing Act 1988 by which a landlord can propose a new (higher) rent on a periodic assured tenancy. Without it, there is no legal obligation on the tenant to pay a rent increase that is not already provided for in the tenancy agreement itself.
You need a Section 13 notice when:
- You want to increase rent on a statutory periodic tenancy (i.e. one that is now rolling month-to-month)
- The original tenancy agreement does not contain a rent review clause, or the clause has already been used
- You want to increase rent in a way that is legally enforceable and clearly documented
- You want the tenant to have a formal record of the increase and their right to challenge it
The notice must state the current rent, the proposed new rent, the proposed date from which the new rent is to take effect, and the tenant's right to refer the matter to the First-tier Tribunal (Property Chamber) if they consider the increase above market rate. The proposed effective date must be at least 2 months after the notice is served (1 month for weekly/fortnightly tenancies), and must fall on the first day of a rental period.
A tenant who wishes to challenge the increase must apply to the Tribunal before the proposed effective date. If no challenge is made, the new rent takes effect automatically on the date stated. The Tribunal can confirm, reduce, or — in rare circumstances — reduce the rent below the current level if it determines the market rent is lower.
What changed under the Renters' Rights Act 2025?
The Renters' Rights Act 2025 substantially reformed how rent increases work for periodic tenancies in England:
Once per year maximum
Under RRA 2025, a landlord may only increase rent once in any 12-month period using a Section 13 notice. You cannot serve back-to-back notices to engineer more frequent increases.
All tenancies are now periodic
RRA 2025 abolished fixed-term assured shorthold tenancies for new tenancies. All new tenancies are periodic from the outset, meaning Section 13 is now the primary rent-increase mechanism for every private rented tenancy in England.
Stronger tenant challenge rights
The Tribunal's jurisdiction was preserved and reinforced. Tenants can refer a Section 13 notice to the First-tier Tribunal (Property Chamber) before the proposed effective date. The Tribunal will set the rent at the open market level — not the proposed level.
Rent in advance restrictions
RRA 2025 also capped permitted payments and restricted rent-in-advance to one month for most tenancies, limiting landlords’ ability to use large advance payments as an alternative to formal rent increases.
2-month notice period unchanged
The 2-month minimum notice period for monthly tenancies was not changed by RRA 2025 and remains the legal minimum. Serving less than 2 months’ notice renders the notice invalid.
Common mistakes that invalidate a Section 13 notice
Giving less than 2 months’ notice
The most common error. The 2-month period runs from the date of service, not the date you write the letter. Posting later than intended, bank holidays, and delays in postal service can all reduce the effective notice period below the legal minimum.
Proposed effective date not on the first day of a period
The new rent must take effect on the first day of a rental period (e.g., the 1st of the month for a monthly tenancy that started on the 1st). Stating an arbitrary date in the middle of a period invalidates the notice.
Not stating the percentage or amount of increase
The notice must be unambiguous. Stating "I propose to increase your rent" without specifying the new figure is defective. The tenant must be able to calculate whether the increase is above market rate to decide whether to refer it to the Tribunal.
Serving more than one notice within 12 months
Under RRA 2025, you cannot increase rent more than once in any 12-month period. If you have already served a Section 13 notice in the past year, a second notice within that period is ineffective.
Using an informal letter instead of the prescribed form
Section 13 requires the prescribed form (Form 4 or the equivalent). An informal letter or email is not legally equivalent to a Section 13 notice, even if it sets out the same information. Courts have held that non-prescribed notices are invalid.
Not informing the tenant of their Tribunal rights
A valid Section 13 notice must tell the tenant they can apply to the First-tier Tribunal to challenge the increase. Omitting this information is a defect in the notice.
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Frequently asked questions
What is a Section 13 notice?
A Section 13 notice is the statutory mechanism under the Housing Act 1988 that allows a landlord to increase the rent on a periodic assured tenancy. It must be served at least 2 months before the increase takes effect, and the tenant has the right to challenge it at the First-tier Tribunal (Property Chamber).
How much notice do I have to give for a rent increase?
At least 2 months’ written notice is required. The new rent cannot take effect before the end of the notice period. For weekly or fortnightly tenancies the minimum is 1 month, but for monthly and annual tenancies it is always 2 months.
How often can I increase rent under the Renters’ Rights Act 2025?
Under RRA 2025, rent can only be increased once every 12 months. You cannot serve successive Section 13 notices to increase rent more frequently than annually.
Can a tenant challenge a rent increase?
Yes. A tenant who receives a Section 13 notice can apply to the First-tier Tribunal (Property Chamber) before the increase takes effect. The Tribunal will assess whether the proposed rent is above the market rate for the property. If so, it can set a lower figure.
Can I increase rent mid-tenancy without a Section 13 notice?
Only if the tenancy agreement contains a valid rent review clause. Without a contractual clause, the only way to increase rent on a statutory periodic tenancy is via a Section 13 notice. Informally asking for more rent does not create a legal obligation on the tenant to pay it.
This page provides general information about Section 13 rent increase notices for private landlords in England. It is not legal advice. For complex rent increase disputes, Tribunal proceedings, or unusual tenancy structures, consult a qualified solicitor or housing specialist.