Challenging a rent increase: Form 4A, form MR1 and the First-tier Tribunal

Rent can only be raised once a year by a section 13 notice on Form 4A. A tenant who disagrees can refer it to the First-tier Tribunal using form MR1, and need not pay the increase until the tribunal decides.

Since 1 May 2026, rent under an assured tenancy in England can only be increased once a year, and only by a notice under section 13 of the Housing Act 1988 using the prescribed Form 4A.

What the tenant can do

A tenant who thinks the proposed rent is above the market rate can refer the notice to the First-tier Tribunal (Property Chamber) using the government's application form MR1. The application must be made before the new rent starts. The Form 4A notes state that the tenant is not required to pay the increased rent until the tribunal has made a decision. If you are minded to react to a tribunal referral by serving notice, note that relying on a ground where you do not reasonably believe you would obtain possession is itself listed as a breach in the government's civil penalties guidance.

What this means for landlords

• Use the current form. A section 13 increase served on the wrong form, or more than once in a 12-month period, is not valid.
• Expect the increase to be evidenced. The tribunal considers what the property would let for on the open market. Comparable local advertised rents are the evidence, not the landlord's costs.
• Budget for the outcome. The tribunal determines the market rent; it is not obliged to land on the figure in your notice.
• Keep the paperwork. The notice, the date of service and any comparables you relied on are what you will be asked for.

Practical timing

Because the increase can only take effect once in any 12-month period, the date you serve matters as much as the amount — and a notice on the wrong form is not valid.

Where to check

Form 4A and form MR1 are both published on GOV.UK, and the First-tier Tribunal (Property Chamber) publishes its own procedure for referrals. Use the published versions of the forms rather than a copy stored in your own files — the prescribed forms have been reissued during 2026.

This is general information about published government guidance and prescribed forms, not legal advice.

Sources: - GOV.UK - Form 4A: landlord notice proposing a new rent: https://assets.publishing.service.gov.uk/media/69eb2022606c20d412163366/Form_4A.pdf - GOV.UK - Form MR1: application referring a notice proposing a new rent: https://assets.publishing.service.gov.uk/media/69f33660161a319cff4fbb64/MR1_0526.pdf - Housing Act 1988, s.13: https://www.legislation.gov.uk/ukpga/1988/50/section/13 - GOV.UK - Civil penalties under the Renters Rights Act 2025 and other housing legislation: https://www.gov.uk/government/publications/civil-penalties-under-the-renters-rights-act-2025-and-other-housing-legislation/civil-penalties-under-the-renters-rights-act-2025-and-other-housing-legislation

Published: 2026-08-27.

Last reviewed: 2026-08-30.

General summary; not legal advice.