Rent reviews using Form 4A (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 4A

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 4A.

The rules

• The new rent cannot take effect earlier than 52 weeks after the first period of the tenancy began, or 52 weeks after the last rent increase took effect (Housing Act 1988, section 13)
• 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 4A

Form 4A 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 52 weeks after the last increase → invalid
• Using the old pre-RRA form instead of the current Form 4A → invalid
• Increase larger than open market evidence supports → tribunal will reduce

What LetSentry does

• CPI-anchored rent suggestion
• Direct link to the official GOV.UK Form 4A with key dates calculated for you
• 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.

Last reviewed against official sources: 28 September 2026.

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: 2026-09-28.

General summary; not legal advice.