How do I legally increase my tenant's rent using Form 4A, and what are the rules under the Renters' Rights Act 2025?
To increase rent on a periodic assured tenancy in England, a landlord must serve Form 4A under Section 13 of the Housing Act 1988. The notice must give at least two months' advance notice, specify the new rent amount, and state the effective date. Under the Renters' Rights Act 2025, annual increases are limited to market rate and must be challenged through the First-tier Tribunal.
Legal basis
- Housing Act 1988, s.13 (Notice of increase of rent for periodic tenancy)
- Assured Tenancies and Agricultural Occupancies (Forms) (Amendment) Regulations 2022
- Renters' Rights Act 2025, s.8 (restrictions on frequency of rent increases)
- First-tier Tribunal (Property Chamber) — Residential Property Jurisdiction
Section 13 of the Housing Act 1988 provides the only lawful mechanism for a landlord to increase rent on a periodic assured tenancy without the tenant's agreement. The process requires serving a prescribed Form 4A giving at least two months' written notice before the proposed increase takes effect.
Under the Renters' Rights Act 2025, rent increases are limited to once per year and must not exceed the prevailing market rent for comparable properties in the area. If a tenant believes the proposed rent is above market rate, they may apply to the First-tier Tribunal (Property Chamber) to have it determined before the increase takes effect — applying to the tribunal does not automatically mean they win, but it does pause the increase.
It is unlawful for a landlord to increase rent outside the Section 13 process on a periodic tenancy — any purported contractual increase clause that operates differently from Section 13 will generally be ineffective. The exception is where the tenancy agreement contains a valid rent review clause with a mechanism that incorporates or mirrors Section 13.
Common mistakes to avoid
- Giving less than two months' notice — the Form 4A must be received at least two months before the proposed effective date.
- Proposing a mid-month start date that does not align with the tenancy's rent payment date — the new rent must start on a day when the periodic tenancy begins a new period.
- Serving more than one rent increase per 12-month period — the RRA 2025 restricts increases to annually.
- Using an outdated form — always use the current version of Form 4A, which was updated following the Renters' Rights Act 2025.
- Threatening eviction if a tenant refers the increase to the tribunal — this is unlawful and may constitute harassment.
Frequently asked questions
How much can I increase rent under the Renters' Rights Act 2025?
There is no fixed cap (e.g. CPI+1%). You can propose any amount, but the increase must not exceed the open market rent for the property. If it does, the tenant can challenge it at the First-tier Tribunal, which will determine the market rent.
Can my tenant refuse to pay the increased rent?
If the tenant does not refer the notice to the tribunal, the increase takes effect on the date stated. If they refer it in time, the increase is paused until the tribunal decides. They cannot simply ignore a valid Form 4A.
Do I need to use Form 4A for all tenancy types?
Form 4A applies to periodic assured tenancies (including periodic ASTs that converted under the RRA 2025). It does not apply to excluded tenancies, company lets, or properties above the rent threshold for assured tenancy status.
What happens if I serve the form with the wrong date?
An incorrectly dated Form 4A is unlikely to be effective. The increase will not take effect until a valid notice is served. You would need to re-serve with a corrected date and restart the two-month notice period.
Can I agree a rent increase informally with my tenant?
Yes. If the tenant agrees to the new rent in writing, a formal Form 4A may not be strictly required. However, using Form 4A creates a clear paper trail and avoids ambiguity about the amount and start date.
Is there a limit on how often I can increase rent?
Yes — under the Renters' Rights Act 2025, you may only increase rent once in any 12-month period on a periodic tenancy. You cannot serve a second Form 4A until 12 months have passed since the last increase took effect.