England · Private tenancies · Free Excel worksheet
Section 13
rent increase.
Since 1 May 2026, rent for a private tenancy in England can only go up once a year, on Form 4A, with at least 2 months’ notice and in line with the market. This worksheet gets everything ready before you serve it.
Download the rent increase worksheetFree Excel file · No signup
England only. Not legal advice.
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The section 13
rules.
These apply to private assured tenancies in England from 1 May 2026. You must follow them every time, even if your tenant has already agreed.
| Rule | What it means |
|---|---|
| Once a year | The first increase can’t start until 52 weeks after the tenancy began. After that, at least 52 weeks between increases. Sometimes it’s 53, to keep the same annual date. |
| Form 4A | Use the government’s Form 4A, “Landlord’s notice proposing a new rent”. A letter or text on its own isn’t enough. |
| 2 months’ notice | Serve the form at least 2 months before the new rent starts. |
| Start of a rent period | The new rent must start on the first day of a rent period. For a monthly tenancy that began on the 20th, that’s a 20th. |
| In line with the market | The new rent should match what you’d expect if you relet the property on the open market. |
| Rent review clauses | An increase agreed before 1 May 2026 that would take effect after that date doesn’t apply. Use Form 4A instead. |
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How much can
a landlord increase rent?
There’s no fixed percentage or cap. The limit is the open market rent for a similar home, on similar terms, nearby.
Show your working
Note three or more similar homes advertised or let near the property, with the date you saw them and a screenshot. The worksheet has a sheet for this.
Be fair about differences, like a newer kitchen, parking or a garden.
If the tenant disagrees
They can apply to the First-tier Tribunal before the new rent starts. It decides the market rent, which may be higher or lower than you proposed.
The tenant won’t pay more than you proposed, and doesn’t pay the new amount until the tribunal decides.
03 /
Get it ready
in four steps.
Each row on Prepare matches a question on Form 4A, so you can copy your answers straight across.
- 1. Talk to your tenantExplain the increase and why before you serve anything. It’s the easiest way to avoid a dispute.
- 2. Gather the factsTenant names, tenancy start date, last increase, current rent and any bills included in the rent.
- 3. Check the marketAdd similar homes to MarketEvidence and choose a rent that sits fairly among them.
- 4. Check the datesAnswer the three date checks using the notes at the end of Form 4A. The worksheet doesn’t calculate a date for you.
Prepare · Oak flat worked example
| What to find | Oak flat | Form 4A |
|---|---|---|
| Current rent | £850 per month | 4.1 |
| Tenancy started | 20 October 2024 | 4.2 |
| Most recent increase | None, so left blank | 4.3 |
| Proposed rent | £895 per month | 4.5 |
| New rent starts | 20 January 2027 | 4.6 |
| Checks | Served over 2 months before · more than 52 weeks since the start · starts on the 20th · within the range of similar flats | Note A |
A fictional example, in WorkedExample. Your dates depend on your tenancy, so check them against the notes on the form.
04 /
Serve it.
Keep proof.
You need to be able to show you served the notice. Record each tenant on Served.
How to serve Form 4A
If your tenancy agreement sets out how to serve notices, use one of those methods. Email only counts if the agreement allows it.
Otherwise, hand it to the tenant in person, leave it at their address or send it by registered post.
What to keep
A copy of the completed form, the date and method you served it, and proof such as a photo or a postal receipt. Serve every named tenant on a joint tenancy.
Keep the tenant’s reply, and note it if they tell you they’ve applied to the tribunal.
Can I send a rent increase letter instead?
Not on its own. A friendly covering letter or message is a good idea, but the increase itself must be proposed on Form 4A.
My tenant has agreed. Do I still need Form 4A?
Yes. The government’s guidance says to follow the section 13 process every time, even if you’ve already agreed the increase.
Does this apply in Wales, Scotland or Northern Ireland?
No. Each nation has its own rules and forms. Use the links below.
Where do I record the new rent?
Once it starts, update the rent due in your records. The free landlord spreadsheet tracks rent due and received.
Check the official guidance
These pages set out the rules this guide summarises.
- England — rent increases (GOV.UK)
- England — Form 4A and other tenancy forms from 1 May 2026
- England — tenant application for a market rent decision
- England — Renters’ Rights Act overview for landlords
- Wales — notice of variation of rent (RHW12)
- Scotland — increasing the rent for a private residential tenancy
- Northern Ireland — private rent and tenancies
A fair increase, clearly recorded.
Save a copy of the free worksheet and fill in Prepare before you download Form 4A.
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