Section 13 FAQs
Rent increase notice questions answered.
Common questions about Section 13 notices, Form 4A, market rent evidence and tenant challenges in England.
What is Form 4A?
Form 4A is the prescribed notice used to propose a rent increase under Section 13 for relevant private tenancies in England.
Can I increase rent in the first year?
No. Section 13 cannot normally be used during the first 12 months of a tenancy.
How often can I use Section 13?
For most tenancies, Section 13 can only be used once in a 12-month period.
What notice period do I need to give?
From 1 May 2026, landlords should generally give at least two months’ notice when using Form 4A.
What happens if the tenant ignores the notice?
The proposed rent increase takes effect unless the tenant challenges it in the correct way before the increase date.
Can my tenant challenge the increase?
Yes. If the tenant believes the proposed rent is above market level, they can ask a tribunal to decide the open market rent.
What does the tribunal assess?
The tribunal assesses the open market rent for the property, looking at what similar properties would reasonably let for.
Can I increase rent by email?
No. A valid Section 13 increase must use the correct prescribed form. You should also keep evidence that the notice was properly served.
Can I backdate a rent increase?
No. Rent increases should take effect from the date stated in the notice, provided the notice and date are valid.
What evidence do I need?
Useful evidence includes comparable rental properties, local market data, property condition, size, location and features.
What is the £60 comparables report?
It is an agent-backed market rent review with comparable rental evidence, a recommended proposed rent and a tenant-friendly explanation pack. It is emailed within up to two working days.
Is RentShift legal advice?
No. RentShift provides practical tools and market information for landlords. It is not a law firm and does not provide legal advice.