Since 1 May 2026 the only way to raise the rent on an assured tenancy is a Section 13 notice on Form 4A. Rent review clauses no longer work. The rules are short but strict, and a notice that breaks one of them is invalid and the rent stays where it was.
The form is free. Serving it right is the hard part: see what PostRight checks
Serve a Section 13 rent increase noticeAt least two months’ notice. Only one increase in any twelve months. The new rent must start on the first day of a rent period. The notice must be on the current Form 4A, filled in completely, and each joint tenant should get a copy.
The tenant can ask the First-tier Tribunal to decide the rent, as long as they apply before the start date in the notice. The tribunal decides what the market rent is and cannot set it higher than the figure you proposed. If the tenant does not apply, the new rent starts on the date in the notice.
The notice proposes a figure. It does not have to be the market rent, but a figure well above similar lets invites a tribunal application. Check what similar properties are letting for and keep the evidence.
Form 4A is free to download from GOV.UK. PostRight fills it in from your answers, checks the two-month period, the twelve-month rule and the start date, prints it, posts a copy to each tenant by Royal Mail Tracked 24 and emails you a certificate of service and statement of posting. From £24.99 for the first tenant, £12.99 for each additional joint tenant. Letting agents charge from about £210 for a rent review. PostRight is not a law firm and does not give legal advice.
