Form 4A — Section 13 notice of rent increase

Form 4A is the prescribed statutory notice used by a landlord to propose a new rent for an assured periodic tenancy in England under Section 13 of the Housing Act 1988. Reference page, sourced from GOV.UK and legislation.gov.uk.

What it is: Form 4A is the prescribed form a landlord must use to propose a new rent for an assured periodic tenancy in England. It tells the tenant what the new rent will be, the date it would take effect, and how the tenant can refer the proposal to the First-tier Tribunal (Property Chamber) if they consider it above market rent.

Statutory authority: Section 13 of the Housing Act 1988, as amended by the Renters' Rights Act 2025. Form 4A is prescribed by the Assured Tenancies and Agricultural Occupancies (Forms) (England) Regulations.

RRA 2025 status: active — Section 13 is the only statutory route to increase rent on an assured periodic tenancy in England after the Renters' Rights Act 2025 — rent-review clauses in the tenancy agreement no longer bypass it.

When to use

• Proposing a rent increase on an assured periodic tenancy in England, including former assured shorthold tenancies converted to periodic by the Renters' Rights Act 2025.
• At least 12 months after the start of the tenancy, or 12 months after the last Section 13 increase.
• Giving the tenant at least the statutory minimum notice period before the new rent is intended to take effect (currently 2 months for most assured periodic tenancies).

When NOT to use

• Within the first 12 months of the tenancy or within 12 months of a previous Section 13 increase.
• On a fixed-term tenancy that still has time to run — Section 13 only applies once the tenancy is periodic.
• Where the property is in Wales, Scotland or Northern Ireland — different statutory regimes apply.
• To agree a rent increase by negotiation — that is a separate, contractual route that does not require Form 4A.

Common mistakes that invalidate it

• Using a superseded version of the form — Form 4A has been updated by the Renters' Rights Act 2025. Always download the current version from GOV.UK.
• Giving less than the statutory minimum notice period.
• Setting the effective date earlier than the next rent payment day in the relevant period of the tenancy.
• Proposing a rent above current market rent without expecting the tenant to refer the notice to the First-tier Tribunal.
• Failing to allow at least 12 months since the last increase or since the start of the tenancy.
• Naming the wrong tenant(s) or wrong property address — these defects can invalidate the notice.

Procedure

1. Check the 12-month rule — Confirm at least 12 months have passed since the tenancy began or since the last Section 13 rent increase took effect — Section 13 cannot be used more than once in any 12-month period. (https://www.legislation.gov.uk/ukpga/1988/50/section/13) 2. Use the current Form 4A from GOV.UK — Download the live version of Form 4A from the GOV.UK assured tenancy forms page. Using an out-of-date version can invalidate the rent increase. (https://www.gov.uk/guidance/assured-tenancy-forms) 3. Give at least the statutory notice period — For most assured periodic tenancies the statutory minimum is 2 months. The proposed new rent must take effect on the first day of a period of the tenancy that begins on or after the end of that notice period. (https://www.gov.uk/private-renting) 4. Serve the completed form on the tenant — Serve a fully completed Form 4A in writing on the tenant, keeping a dated copy and proof of service. (https://www.gov.uk/private-renting) 5. Wait for the notice period or any tribunal referral — If the tenant refers the proposed rent to the First-tier Tribunal (Property Chamber) before it takes effect, the tribunal will decide the open-market rent. The tribunal cannot set a rent higher than the landlord proposed. (https://www.gov.uk/housing-tribunals)

FAQ

How often can I serve Form 4A? At most once every 12 months. The first Section 13 notice cannot take effect within the first 12 months of the tenancy, and each subsequent increase must be at least 12 months after the previous one took effect.

How much notice must Form 4A give? For most assured periodic tenancies the statutory minimum is 2 months. The proposed new rent must take effect on the first day of a period of the tenancy that begins on or after the end of that notice period.

Can the tenant challenge a Form 4A rent increase? Yes. Before the new rent takes effect, the tenant can refer the notice to the First-tier Tribunal (Property Chamber), which will decide what rent the landlord could reasonably expect to obtain on the open market. The tribunal cannot order a rent higher than the one the landlord proposed.

Can I use a rent-review clause in the tenancy agreement instead? Not on most assured periodic tenancies in England under the Renters' Rights Act 2025. Section 13 — using Form 4A — is the statutory route, and contractual rent-review clauses cannot override the tenant's right to refer the proposed rent to the First-tier Tribunal.

Sources: - Housing Act 1988, Section 13 (legislation.gov.uk) — https://www.legislation.gov.uk/ukpga/1988/50/section/13 - Renters' Rights Act 2025 (legislation.gov.uk) — https://www.legislation.gov.uk/ukpga/2025/26/contents - GOV.UK — Increasing rent for private tenants — https://www.gov.uk/private-renting - GOV.UK — Assured tenancy forms — https://www.gov.uk/guidance/assured-tenancy-forms - GOV.UK — First-tier Tribunal (Property Chamber) — https://www.gov.uk/courts-tribunals/first-tier-tribunal-property-chamber

Last reviewed: 2026-09-13. Next review: 2027-09-13.