If you've been a landlord for any length of time you'll know the old process — a rent review clause in the tenancy agreement, maybe an informal conversation with your tenant, and the rent goes up.
That process is dead.
From 1 May 2026, Section 6 of the Renters' Rights Act 2025 voids every contractual rent review clause in a private assured tenancy. CPI-linked, RPI-linked, fixed-percentage, stepped, formulaic — all of them. Mapbusinessonline
From 1 May 2026, the only way to increase rent on any assured tenancy in England is the Section 13 process using Form 4A. Informal agreements, rent review clauses, and fixed-term renewal increases all become invalid. Market Clarity
This edition covers exactly how the new process works — step by step.
What is Form 4A?
Form 4A is the new prescribed Section 13 notice landlords use to propose a rent increase on a periodic assured tenancy from 1 May 2026 — replacing Form 4 under the Housing Act 1988 as amended by the Renters' Rights Act 2025. Market Clarity
Form 4A is a specific government document — it's not a letter you draft yourself, and an email or text won't work. Market Clarity
You can download Form 4A from gov.uk — search "Form 4A rent increase 2026."
The core rules — read these first
Rent increases are limited to once a year. Rent cannot be increased in the first year of the tenancy. Ewa-Ha
The date on which the new rent is required must not be earlier than 52 weeks after the date when the rent was last increased. If a new tenancy is in place the date should not be any earlier than a year after the date when the tenancy started. Entrepreneur Loop
The minimum notice period is two months before the new rent takes effect. Market Clarity
In plain English — three rules every landlord must follow:
Once per year maximum
Not in the first year of any new tenancy
At least two months notice before the new rent starts
The step by step process
Step 1 — Check when you last increased the rent
This rule applies whether the previous rise was made using Form 4 or through a rent review clause in the tenancy agreement. For example, if a rent increase began on 1 February 2026, the earliest date for the next increase would be 1 February 2027. money.co.uk
If you haven't increased rent since the tenancy started — your 52 week clock starts from the tenancy start date.
Step 2 — Calculate your earliest valid effective date
Work backwards from when you want the new rent to start:
New rent start date must be at least 52 weeks after last increase
You must give at least 2 months notice before that date
So serve Form 4A at least 2 months before your target date
Example: last increase was 1 June 2025. Earliest new increase date is 1 June 2026. You must serve Form 4A by 1 April 2026 at the latest.
Step 3 — Download and complete Form 4A
Form 4A contains guidance notes for both tenants and help for landlords on what to write in each field. Londonlovesbusiness
Key fields to complete correctly:
Current rent amount
Proposed new rent amount
Date the new rent will start
Question 4.3 asks for the date the most recent rent increase was — enter the date that the rent was last increased, whether by using the pre-Renters' Rights Act Section 13 procedure, by addendum or by following a rent review clause. If you haven't increased the rent since the beginning of the tenancy leave it blank. Londonlovesbusiness
Important — Form 4A records only the current and proposed rent, not the justification. Do not mention the reason for the increase in the form itself. S&P Global
Step 4 — Serve it on the tenant
Notice may be served in person, by post, or by email where this method is permitted under the tenancy agreement. money.co.uk
Keep proof of service — date, method, and who it was served on. Keep this on file permanently.
Step 5 — Wait for the tenant's response
The tenant has three options once they receive Form 4A:
Accept the new rent — it takes effect on the stated date
Negotiate a different amount with you directly
Challenge it at the First-tier Tribunal
The tribunal — what landlords need to know
The First-tier Tribunal can now only confirm or reduce the figure you propose. It can never set a rent higher. The tenant's fee to challenge is £47. Mapbusinessonline
Under the Renters' Rights Act the tribunal cannot set a rent higher than the amount the landlord proposed. This is a deliberate change to encourage tenants to challenge — previously the tribunal could set a higher rent than proposed, which deterred challenges. Market Clarity
This is critical — the £47 challenge fee means more tenants will challenge increases they think are unfair. If you propose an above-market increase, expect a tribunal application.
The practical implication: propose market rate or just below. Overreaching creates tribunal risk with no upside — the tribunal cannot award you more than you asked for.
The mistakes landlords are already making
Mistake 1 — Still using rent review clauses A review clause triggered before 1 May but with the increase taking effect after 1 May is void. The effective date controls, not the trigger date. This catches landlords who calculated a CPI increase in March 2026 expecting it to bite in June. That increase won't apply. Mapbusinessonline
If you served a rent review notice before 1 May 2026 and the new rent was supposed to start after 1 May — that increase is invalid. You need to serve Form 4A instead.
Mistake 2 — Using the old Form 4 From 1 May 2026 landlords in England must use Form 4A to increase rent on an assured periodic tenancy. Rent review clauses are no longer enforceable. The Ridge Golf Club
Form 4 is the old version — it is no longer valid for new rent increases after 1 May 2026.
Mistake 3 — Assuming your agent is using Form 4A Ask your agent to confirm they will switch to Form 4A from 1 May 2026. Legal responsibility for serving the correct notice remains with you as the landlord, not the agent. An agent who serves an invalid Form 4 after 1 May does not relieve you of liability. S&P Global
If you use a letting agent — contact them today and ask for written confirmation they are using Form 4A for all rent increases.
Mistake 4 — Increasing rent in the first year Any tenancy that started after 1 May 2026 cannot have a rent increase until the first anniversary of the tenancy start date. Not 11 months. Not 10 months. 12 full months minimum.
What about agreed increases?
The Section 13 procedure must be followed for every rent increase even where the increase has already been agreed with the tenant. money.co.uk
Even if your tenant says they're happy with a rent increase — you still need to serve Form 4A. A verbal or written agreement without the form is not legally valid.
Your action checklist
✅ Download Form 4A from gov.uk today — search "Form 4A rent increase 2026"
✅ Note the date your rent was last increased for every property
✅ Calculate your earliest valid increase date — last increase date plus 52 weeks
✅ If you use a letting agent — confirm in writing they are using Form 4A not Form 4
✅ If you served a rent review notice before 1 May with an effective date after 1 May — take legal advice, that increase may be void
✅ When you do increase — serve Form 4A at least 2 months before the new rent date and keep proof of service
✅ Propose market rate — the tribunal cannot award above your proposed figure so there is no benefit to overreaching
Also in this edition — new tool for landlords
I've just launched the UK Landlord Property Manager — a Notion template covering property portfolio tracking, certificate expiry dates, rent payment records, MTD-ready expenses and the full 2026 compliance checklist.
Built specifically for UK landlords. £19 one-time, instant access.
Coming up next edition — The Private Rented Sector Database: what it is, when landlords must register, and what happens if you don't.
The Landlords Brief is published regularly for UK landlords. Subscribe free at thelandlordsbrief.co.uk. This newsletter is for general information only and does not constitute legal or financial advice.