Form 4A — Rent Increase Pack

A plain-English walkthrough of Form 4A, the only lawful way to increase rent on an assured periodic tenancy in England under the Renters' Rights Act 2025. Includes the statutory rules, timing windows and a link to the live GOV.UK form.

*How to use the new statutory rent-increase notice under the RRA 2025*

Last reviewed: 2026-05-28. Next review: 2026-08-28.

What is Form 4A

Form 4A is the statutory notice a landlord must serve to propose a new rent on an assured periodic tenancy in England. Since the Renters' Rights Act 2025, it is the only lawful route — rent-review clauses in tenancy agreements are no longer enforceable.

Always download the current Form 4A from the GOV.UK page listed under Sources. The form is updated from time to time and an out-of-date version may be challenged.

The statutory rules in plain English

• You can increase rent no more than once every 12 months from the date the last increase took effect (or from the start of the tenancy).
• You must give the tenant at least 2 months' notice before the new rent takes effect.
• The new rent must not be more than the open-market rent for a similar property in the area.
• The tenant can challenge the proposed rent by applying to the First-tier Tribunal (Property Chamber) before the new rent date.
• If the tenant applies to the tribunal, the tribunal-determined rent applies — it cannot be higher than what you proposed.

How to serve Form 4A

• Download the current Form 4A from GOV.UK.
• Fill in the tenant name(s), property address, current rent, proposed new rent and the date the new rent will start.
• Sign and date the form.
• Serve it on the tenant by a method that gives you proof of service (email with read receipt if electronic service is permitted by your tenancy, recorded delivery, or hand delivery with signed acknowledgement).
• Keep a copy on file with proof of service for at least the duration of the tenancy.

Common mistakes to avoid

• Using an old version of the form — always re-download from GOV.UK.
• Increasing rent more than once in 12 months — the second notice is void.
• Giving less than 2 months' notice — the notice is void.
• Proposing a figure clearly above local market rent — the tenant is likely to win at tribunal.
• Relying on a rent-review clause in the tenancy agreement — these are no longer enforceable.

Sources: - GOV.UK — Assured tenancy forms (Form 4A is listed on this page) — https://www.gov.uk/guidance/assured-tenancy-forms - legislation.gov.uk — Renters' Rights Act 2025 (rent provisions, s.13 of HA 1988 as amended) — https://www.legislation.gov.uk/ukpga/2025/26/contents - GOV.UK — First-tier Tribunal (Property Chamber) rent referrals — https://www.gov.uk/courts-tribunals/first-tier-tribunal-property-chamber