Rent reviews using Form 4 (Section 13): a 2026 walkthrough

Contractual rent-review clauses no longer work. Here is how to serve a statutory Form 4 (Section 13) notice correctly, with the new tribunal rules.

Rent rises now run through Form 4

Since 1 May 2026, contractual rent-review clauses are ineffective in assured periodic tenancies. The only lawful way to raise the rent is a statutory Section 13 notice on Form 4.

The rules

• One rent rise per 12 months maximum
• Minimum 2 months' notice before the new rent takes effect
• New rent must be the open market rent — not above
• Tenant can refer to the First-tier Tribunal (Property Chamber) before the effective date
• Tribunal cannot determine a rent higher than the rent you proposed (this is new)
• Tribunal cannot determine a rent above the rent the property was being advertised at if relevant

How to set a fair rent

1. Pull comparable lettings within 0.5 mile, same bedroom count, same condition, last 6 months 2. Adjust for condition and inclusions 3. Sanity-check against CPI + a reasonable real-terms adjustment — the tribunal increasingly references CPI 4. Document your working

The LetSentry Section 13 AI Assist anchors a CPI-aware suggestion (using the most recent ONS print) and warns if your proposal would breach the advertised-rent cap.

Serving Form 4

Form 4 is the prescribed form. Use the current GOV.UK version. The notice must include:

• Landlord name and address
• Tenant name and address
• Property address
• Current rent
• Proposed new rent
• Date the new rent takes effect (≥ 2 months ahead)
• Tenant's right to refer to tribunal

Serve by hand, recorded post or — where the tenant has consented in writing to electronic service — by email.

Common errors

• Less than 2 months' notice → notice invalid
• Effective date less than 12 months after the last increase → invalid
• Using the old Form 4 (pre-RRA) → invalid
• Increase larger than open market evidence supports → tribunal will reduce

What LetSentry does

• CPI-anchored rent suggestion
• Form 4 generator with all dates calculated
• E-service consent log (RRA 2025 hardening)
• Audit trail of advertised rent — evidence for the rental bidding ban

This article is general information, not legal advice.

Sources: - https://www.gov.uk/guidance/assured-tenancy-forms - https://www.legislation.gov.uk/ukpga/1988/50/section/13 - https://www.gov.uk/private-renting/rent-increases

Published: 2026-05-22.

Last reviewed: 2026-08-30.

General summary; not legal advice.