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Landlords › Raising the rent

Putting the rent up the right way

The once-a-year rule, the notice you must give, and what happens if your tenant disagrees.

Updated . Applies to England.

Once a yearThe most often you can raise the rent
Form 4AThe notice you must use, every time
2 monthsMinimum notice before the new rent starts
Year oneNo increases in the first year of a tenancy

Since 1 May 2026, every private tenancy in England is a rolling tenancy, and there's now only one way to put the rent up: the section 13 process, using Form 4A. That applies even if your tenant has already agreed to pay more.

The rules

  • Once a year at most. You can raise the rent once in any 12-month period.
  • Not in the first year. You can't increase the rent during the first year of a tenancy.
  • Always use Form 4A. It's the official "Landlord's notice proposing a new rent". You must use it each time, even for an increase your tenant has agreed to.
  • At least two months' notice before the new rent starts.
  • Get the details right. The tenant's name, the property, the rent figures and the start date must all be correct. A notice with mistakes may be invalid.

Rent review clauses no longer work. A clause in an old tenancy agreement that set automatic increases doesn't apply to increases after 1 May 2026. Use Form 4A instead.

How to do it, step by step

  1. Check the date of the last increase. The new rent can't start until at least a year after the last one took effect, or a year after the tenancy began.
  2. Work out a fair market rent. Look at what similar homes nearby are being let for right now. Keep screenshots or listings as evidence in case the tenant challenges it.
  3. Fill in Form 4A. Download it from GOV.UK and fill in every section carefully.
  4. Give it to your tenant at least two months before the new rent starts. You can hand it over, post it, or email it if your tenancy agreement allows notices by email. Keep proof of when you sent it.
  5. Talk to your tenant. Explaining the increase and showing your evidence makes a challenge less likely.

If your tenant challenges it

If the tenant thinks the new rent is more than the market rate, they can ask the First-tier Tribunal (Property Chamber) to decide. They must apply before the date the new rent is due to start.

  • The tribunal looks at evidence from both of you and decides the open market rent.
  • It can set a lower rent than you proposed.
  • While the case is going on, the increase normally isn't payable until the tribunal has decided.

The best protection is a realistic rent backed by good evidence of what similar homes let for.

Notices given before 1 May 2026

If you served the old Form 4 before 1 May 2026, it keeps its original notice period and rent, even if the new rent started after that date. Any increase agreed before 1 May 2026 that was due to start afterwards doesn't apply. And you can't increase the rent again until a year after the last increase took effect.

This guide is general information, not legal advice. If you're unsure, check the official GOV.UK guidance on rent increases or speak to a solicitor.

Sources: GOV.UK: Rent increases (updated 20 October 2026); GOV.UK: Form 4A; BCP Council: Landlord guidance on rent increases.