11 Aug 2026
7 MIN READ
The Renters’ Rights Act 2025 introduces important changes for landlords in the UK, especially concerning rent increases. From May 1,2026, landlords must use the Section 13 process to propose new rent increases for assured periodic tenancies.
What is a Section 13 Notice?
A Section 13 notice is a formal document that landlords in England use when proposing a rent increase for tenants on assured periodic tenancies.
This notice must specify the new rent amount and be served to the tenant in line with legal requirements. It’s part of the process outlined in the Renters’ Rights Act 2025 to help ensure transparency and fairness in rent adjustments.
When do you need to use a section 13 notice?
Under the previous rules, for most assured shorthold tenancies (ASTs) in England, landlords could propose rent increases with relative flexibility. If a tenant didn’t agree to the increase, landlords could use a Section 21 notice to end the tenancy.
However, with the recent rule changes, this approach is no longer valid. Now, all rent increases must go through Section 13 of the Housing Act.
How to serve a section 13 rent increase notice
Before we dive into the steps of serving a Section 13 notice, there’s an important point to check: when was the last time you served a Section 13 notice?
As you can only serve a Section 13 notice once every 12 months. If you’ve already issued a notice within the past year, you’ll need to wait until the 12-month period has passed before serving a new one. Serving a notice too early will make it invalid and could lead to legal complications.
Step-by-step process
1
Do your research
In the spirit of transparency and fairness for your tenants, it’s worth looking at what similar properties in your area rent for. You should base your proposed increase on current market rates.
2
Download the appropriate form
The gov.uk website has the most recent versions of the relevant forms for landlords to issue a Section 13 notice. You can find them here.
Top tip: Outdated forms may be challenged, so it’s important that you check the website to ensure you’re using the most recent version.
3
Make sure your completed form is up to code
Complete the form fully and to the best of your ability, as any errors or incomplete info may cause it to be rejected. Always check the final version before sending off, as this is your last chance to catch any typos or mistakes!
It's likely that you'll be using Form 4 but be sure to check this on the gov.uk website.
4
Issue the correct notice period
Provide the correct notice period to your tenants, bearing in mind that for monthly periodic tenancies, you need to give at least two months' notice.
5
Serve the notice
Make sure to serve this with any relevant info.
Notice periods explained
Notice period are designed to give your tenants a heads up or any upcoming changes, allowing them time to prepare and plan for anything needed on their end.
How often can you increase rent?
You're only able to increase the rent amount once per 12 months. If you try to increase more than once within this timeframe, it will be rejected.
How much can you increase rent by?
Under the new rules, there's no set limit on how much you can increase rent. Instead, the increase needs to be reasonable and in line with current market rates or inflation.
Remember, if a tenant challenges the increase amount, a tribunal then reviews whether it's fair, by looking at local rental prices for similar properties.
Top tip: It's helpful to support your proposed increase amount by showing evidence of comparable rents in your area.
What happens if a tenant challenges the increase
If a tenant believes that the proposed rent increase is out of line with current market rates, they're able to challenge this at a first-tier tribunal. The tribunal will then decide on the rent amount in line with the current market rate.
Section 13 and the Renters’ Rights Act
What’s changing?
The Renter’s Right Act has had significantly impacted how landlords operate in the rental market.
| New legislation | |
|---|---|
| Before May 1, 2026 | From May 1, 2026 |
| Landlords could suggest rent increases with a simple notice, usually giving at least 28 days’ warning. | The notice must now specify the new rent amount and the reason, with at least 28 days’ notice. |
| There were no rules on how the new rent increase had to be justified. | The proposal must be supported by a clear reason, such as local market rates or inflation. |
| Landlords could serve a Section 13 notice to increase rent without strict conditions, and the earliest rent increase could happen was 12 months after the tenancy started. | Landlords can’t serve a Section 13 notice that starts within the first 12 months of the tenancy. The earliest a rent increase can happen is 12 months after the tenancy begins. |
| New legislation |
|---|
| Before May 1, 2026 |
| Landlords could suggest rent increases with a simple notice, usually giving at least 28 days’ warning. |
| There were no rules on how the new rent increase had to be justified. |
| Landlords could serve a Section 13 notice to increase rent without strict conditions, and the earliest rent increase could happen was 12 months after the tenancy started. |
| From May 1, 2026 |
| The notice must now specify the new rent amount and the reason, with at least 28 days’ notice. |
| The proposal must be supported by a clear reason, such as local market rates or inflation. |
| Landlords can’t serve a Section 13 notice that starts within the first 12 months of the tenancy. The earliest a rent increase can happen is 12 months after the tenancy begins. |
Please note, these changes apply to rental properties in England.
What this means for landlords
As a landlord, not following these new rules around rent increases could lead to penalties or legal issues. It’s important to stay compliant to keep things running smoothly and avoid unnecessary stress.
And while you may need to plan rent increases more carefully and less often, these regulations can help to promote transparency between you and your tenants. Good tenant relationships can make all the difference as they boost trust and make renting property a more attractive option!
In the long run, compliance and transparency benefit both you and your tenants, creating a more positive experience for both parties.
The Renter’s Right Act 2025
Now that you’re up to speed on the latest Section 13 regulations, why not read up on the other changes featured in the Renter’s Right Act?
All links are checked and valid at time of publishing, 11 August 2026.