Section 13 rent increase notice: doing it properly in 2026

When you need a Section 13 notice

If the tenancy is periodic and there is no valid rent review clause, Section 13 is the mechanism. Since the Renters' Rights Act 2025 converted assured tenancies to periodic and restricted rent review clauses, that describes most tenancies in England.

You can always agree an increase with the tenant in writing instead. An agreed variation is quicker and cannot be challenged in the same way, but it needs both parties to sign, and it should be recorded against the tenancy rather than left in an email thread.

Getting the figure right

The test is the open market rent for that property, in that condition, in that area. Not what your mortgage costs, not what inflation did, and not what the flat next door achieved after a refurbishment yours has not had.

Gather comparables before you serve, not after a tenant applies to the tribunal. Three current listings for similar properties, saved with the date, is usually enough. If the honest market figure is only slightly above the current rent, weigh the increase against the cost of a void period and a new tenancy.

• Compare like for like: bedrooms, condition, furnishing, parking and EPC rating all move the figure.
• Save dated screenshots of comparable listings with your tenancy records.
• Factor in the cost of a void month, which often exceeds a year of a modest increase.
• Tell the tenant informally first. A notice that arrives without warning is far more likely to be challenged.

Serving the notice step by step

1. 1

   Check when you last increased the rent

   A Section 13 increase can be used once in any twelve month period. Work from the date the last increase took effect, not the date you served the last notice.

2. 2

   Research the market rent for that property

   The figure must be a realistic market rent for a comparable home in the same area. Save two or three current listings as evidence, because that is exactly what a tribunal will ask for.

3. 3

   Complete the prescribed form

   Section 13 increases use the prescribed notice, historically Form 4. It must show the current rent, the proposed rent, the date the new rent starts and the property address exactly as in the tenancy agreement.

4. 4

   Give at least the statutory minimum notice

   Under the Renters' Rights Act 2025 the minimum is two months before the new rent takes effect, and the start date must align with the beginning of a rental period.

5. 5

   Serve it and keep proof

   Serve every tenant named on the agreement, keep a dated copy, and record how it was sent. An unproved service date is the most common reason an increase unravels.

6. 6

   Wait for the start date before collecting more

   Do not change a standing order instruction or accept a higher payment before the effective date. Update the rent record on the day it changes so the ledger stays clean.

If the tenant goes to the tribunal

The tenant applies before the new rent is due to start, and the First-tier Tribunal determines the market rent. The tribunal cannot award more than you asked for, so the realistic outcomes are your figure, a lower figure, or no increase.

Preparation is simple but has to exist: the tenancy agreement, the notice and proof of service, your comparable evidence, and a note of any improvements you have made to the property. Landlords who lose usually lose because they brought an opinion rather than evidence.

How RentDocs.co.uk helps

• Record the current rent, the new rent and the date it changes, so the ledger and the notice always agree.
• Store the served notice against the tenancy with the date it was sent and to whom.
• Automatic rent reminders to tenants by email and message, using the correct current figure.
• A full communication log, so you can show what the tenant was told and when.
• Rent increase calculator and notice period calculator built in.

Frequently asked questions

What is a Section 13 notice?

It is the statutory way to increase rent on an assured tenancy where the agreement does not contain a valid rent review clause. You serve a prescribed form proposing a new rent and a date it starts, and the tenant can accept it, negotiate, or challenge it at the First-tier Tribunal.

How much notice do I have to give for a rent increase?

Two months is the minimum under the Renters' Rights Act 2025, and the new rent must start at the beginning of a rental period. Many landlords give three months as a courtesy, which also reduces the chance of a challenge.

How often can I increase the rent?

Once every twelve months for the same tenancy. Attempting a second increase inside that window makes the notice invalid rather than merely early.

Can I use a rent review clause instead?

Rent review clauses in assured tenancies are heavily restricted under the Renters' Rights Act 2025, and terms that let a landlord raise rent at will are not enforceable. Section 13 is the safe route for most landlords.

What if the tenant challenges the increase?

The tenant can apply to the First-tier Tribunal before the new rent starts. The tribunal decides the open market rent for the property. It cannot set a figure above what you proposed, so an ambitious notice carries little upside and real cost in time.

Can I raise the rent because the tenant complained about repairs?

No. An increase used as retaliation for a repair complaint or a council inspection is likely to be challenged and can count against you in later possession proceedings. Keep rent decisions documented and market based.

Does a rent increase need the tenant's signature?

No signature is required. If the tenant pays the new rent from the start date, the increase takes effect. Keeping written confirmation is still useful for your records.