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A Section 13 notice is the statutory process, under section 13 of the Housing Act 1988, for increasing the rent on an assured periodic tenancy in England. Most private tenancies, previously known as assured shorthold tenancies (ASTs), became assured periodic tenancies under the Renters' Rights Act. To increase the rent, landlords must use the prescribed Form 4A and follow the Section 13 process.

Once a year. Legally, at least 52 weeks must pass between increases, and the first increase cannot take effect until 52 weeks after the tenancy began. You must give at least two months' notice, and the increase must take effect at the start of a rent period, so the earliest valid date may be later than the two-month minimum.

QwynnRent calculates the earliest valid date, including applicable delivery times.

Yes. A tenant can apply to the First-tier Tribunal (Property Chamber) if they believe the proposed rent is above the open-market rent. The tribunal must receive the application before the proposed start date on the Form 4A. It can reduce the proposed rent if it considers the open-market rent to be lower, but it cannot set a rent higher than the amount the landlord proposed.

If the tenant does not apply to the tribunal before the proposed start date, they generally lose the opportunity to challenge that increase through the tribunal, and the new rent takes effect from the date in a valid Form 4A.

If they do apply, the rent the tribunal decides is not backdated: it applies from the next rent payment date after the decision. That's why strong market evidence matters from the start.

Errors in a Form 4A can make a rent increase notice invalid, meaning you may have to serve a corrected notice and start the notice period again. Common issues include incorrect tenant or property details, an invalid start date, insufficient notice, the wrong form, a missing signature or incorrect service.

QwynnRent checks the key requirements before your notice is generated and tracks every important date.

No. Under the rules in force from 1 May 2026, rent review clauses in assured tenancy agreements cannot be used to increase rent, and informal increases agreed outside Section 13 are not enforceable. Landlords must use Form 4A and follow the Section 13 procedure, even where the tenant has already agreed to the increase.

Private landlords and letting agents managing residential properties in England. QwynnRent tells you when a rent increase can legally take effect, generates Form 4A, stores the comparable rents that support your figure, and tracks notice and tribunal deadlines.