A Section 13 rent increase (England) is usually done by serving the government’s prescribed “Form 4” notice for an assured periodic tenancy, and you normally must give at least 1 month’s notice for monthly (or more frequent) rent.
UK note: “Section 13” is the England process under the Housing Act 1988. If you’re in Wales, Scotland, or Northern Ireland, the paperwork and notice rules are different — there’s a UK-wide section below so you don’t follow the wrong template.
What is a Section 13 rent increase?
A Section 13 notice is the statutory way for a landlord to propose a new rent for an assured periodic tenancy (including assured shorthold periodic tenancy) in England. The notice is served on the tenant and states the new rent and the date it starts.
Landlords generally use Section 13 when:
- the tenancy is periodic/rolling (month-to-month or week-to-week), and
- rent is not being increased by mutual agreement.
If your tenancy agreement includes a rent review clause for a fixed term, that’s often a different route. For periodic tenancies, GOV.UK explains you can agree an increase or use Form 4.
Official Section 13 template (Form 4): the safest option
The most reliable “template” is the official government document:
This is the prescribed notice titled “Landlord’s Notice proposing a new rent under an assured periodic tenancy of premises situated in England”.
What Form 4 should clearly include
Even if you also send an email or cover letter, make sure the notice information is crystal clear:
- Tenant name(s) and property address
- Current rent + frequency (weekly/monthly)
- Proposed new rent + frequency
- Proposed start date
- Landlord/agent details and contact info
Practical guidance also highlights a key timing rule: the new start date should not be earlier than 12 months after the last increase took effect (in most typical cases).
Notice period in England: how much warning is required?
For many private renters paying rent monthly, weekly or fortnightly, the minimum warning is typically at least 1 month when using Form 4.
Big 2026 change (England): check the date
The government’s Renters’ Rights Act guidance says that under the new system, rent increases are made via the statutory Section 13 process and landlords must give at least 2 months’ notice.
Shelter also notes changes start from 1 May 2026.
Copy-paste Section 13 rent increase template (cover letter)
Use this as the email/letter that goes with Form 4. It’s written for high clarity (and fewer disputes).
Subject: Rent increase proposal – Section 13 notice (Form 4) for [Property Address]
Dear [Tenant Name(s)],
I am writing to give formal notice that I propose to increase the rent for [Property Address] using the statutory Section 13 procedure (England) via the prescribed Form 4 notice.
- Current rent: £[CURRENT RENT] per [month/week]
- Proposed new rent: £[NEW RENT] per [month/week]
- Proposed start date: [START DATE]
A completed Form 4 notice is attached / enclosed.
If you agree, please begin paying the new rent from [START DATE].
If you do not agree, you may be able to challenge the proposed rent through the appropriate tribunal route before the new rent start date (details are set out in the notice and official guidance).
Kind regards,
[Landlord/Agent Name]
[Contact details]
Pro tip (reduces headaches): Include 1–2 lines on why you’re increasing (market evidence / costs) — not legally required, but it lowers pushback and improves trust.
Common mistakes that make Section 13 notices messy (and how to avoid them)
These are the “gotchas” that cause tenant disputes:
- Using the wrong process for the tenancy type (fixed term vs periodic)
- Wrong start date (not aligned with the rental period, or too soon after the last increase)
- Not enough notice (especially around the 1 May 2026 change)
- Forgetting all tenants must be named (joint tenants)
- Not keeping proof of service (email trail / signed delivery / agent log)
What if the tenant says “no”?
In practice, tenants usually do one of these:
- Negotiate (meet in the middle, agree a smaller rise)
- Pay and stay (especially if the increase matches market rent)
- Challenge the proposed rent using the dispute route available (England uses tribunal; Scotland uses Rent Officer / tribunal routes for PRTs, etc.)
UK-wide guide: what to use outside England (Wales, Scotland, NI)
Wales (Renting Homes)
Wales uses Renting Homes forms. The Welsh Government provides Form RHW12 (Notice of variation of rent) for rent changes.
Scotland (Private Residential Tenancy – PRT)
In Scotland, PRT rent increases typically require 3 months’ written notice, and tenants can challenge via the Rent Officer / tribunal process.
Northern Ireland
Northern Ireland rules differ again. NI guidance notes landlords must give 3 months’ written notice of a rent increase, and (from 1 April 2025) increases are limited so rent can’t be increased within 12 months of granting the tenancy or within 12 months of the last increase.
Frequently Asked Questions
These are the most common questions tenants and landlords ask about Section 13 rent increases in the UK.
What is a Section 13 rent increase notice in the UK?
A Section 13 rent increase notice is the legal process used in England to propose a new rent for an assured or assured shorthold periodic tenancy. It is usually done by serving the government’s prescribed Form 4 notice. Scotland, Wales, and Northern Ireland use different rent increase rules and forms.
Do landlords have to use Form 4 for a Section 13 rent increase?
In England, the safest and most widely accepted way to increase rent under Section 13 is to use the official Form 4 provided by GOV.UK. While guidance sometimes mentions a letter containing the same information, using Form 4 helps avoid disputes about missing or incorrect details.
How much notice must be given for a Section 13 rent increase?
For most tenants who pay rent monthly, weekly, or fortnightly, landlords usually must give at least one month’s notice when using a Section 13 notice. From 1 May 2026, guidance linked to the Renters’ Rights Act indicates that notice periods may increase, so landlords should always check the latest GOV.UK rules before serving notice.
Can a tenant challenge a Section 13 rent increase?
Yes. In England, a tenant can challenge a proposed Section 13 rent increase by applying to the appropriate tribunal before the new rent start date shown on the notice. The tribunal can decide whether the proposed rent is in line with local market rents.
How often can rent be increased using Section 13?
In most cases, a Section 13 rent increase can only be used once every 12 months and not within the first year of a tenancy. Trying to increase rent more frequently may make the notice invalid.
Does Section 13 apply in Scotland or Wales?
No. Section 13 only applies in England.
Wales uses Renting Homes notices such as RHW12.
Scotland uses the Private Residential Tenancy (PRT) system with different notice periods and challenge routes.
Northern Ireland has its own rent increase rules and notice requirements.
What happens if a tenant ignores a Section 13 notice?
If the tenant does not challenge the notice and continues living in the property, the new rent usually becomes payable from the start date shown on the notice. If the tenant neither pays the new rent nor applies to challenge it, rent arrears may begin to build up.
Is a Section 13 rent increase automatic?
No. A Section 13 notice proposes a new rent. The tenant can agree, negotiate, or formally challenge it. Only if the notice is valid and not successfully challenged does the new rent take effect.
Last Updated: 22/01/2026