What is a Form 4A notice?

Form 4A is the prescribed form your landlord must use to propose a rent increase under Section 13 of the Housing Act 1988. It replaces the old informal methods of increasing rent. Since 1 May 2026, all rent increases for periodic assured tenancies in England must follow this procedure. If your landlord increases your rent without serving a Form 4A with at least 2 months' notice, the increase is not valid.

How often can my landlord increase my rent?

Only once every 52 weeks. Even if your landlord serves a valid Form 4A, they cannot propose another increase until 52 weeks have passed since the last one took effect. Note that is 364 days, not twelve calendar months, so check the exact dates if the gap is close.

What if I think the proposed increase is too high?

You apply to the First-tier Tribunal (Property Chamber) on Form MR1, “Apply for an open market rent determination”, which costs £47. Form 4A is your landlord’s notice; MR1 is your application. It must reach the tribunal before the date the increase is due to take effect. The tribunal assesses the open market rent for a similar property in your area. Since the Renters’ Rights Act 2025 it cannot set a rent HIGHER than the figure your landlord proposed — under the old rules it could, which is what deterred most tenants from challenging. So the worst realistic outcome is the rent your landlord already asked for.

Does my landlord need to use Form 4A if my rent was set in the tenancy agreement?

Yes, for periodic tenancies since 1 May 2026. Even if your tenancy agreement contains a rent review clause, your landlord must still serve a Form 4A giving 2 months' notice. A clause that purports to allow automatic rent increases without a Form 4A is void under the new rules.

My landlord emailed me about a rent increase without using any form. What do I do?

An informal email is not a valid Section 13 notice. You do not have to pay the increased amount. Reply in writing (email is fine) explaining that you are aware the correct procedure requires a Form 4A with at least 2 months' notice. Keep a copy. If your landlord then tries to evict you for not paying the 'increased' rent, the arrears figure they use will be based on the invalid increase — which you can challenge in court.

Can I agree a rent increase with my landlord without going through the Form 4A process?

Yes. If you and your landlord agree a rent increase by mutual consent in writing — without a Form 4A — that is valid as a voluntary variation of your tenancy. The Form 4A procedure is only mandatory when the landlord wants to impose an increase you have not agreed to.

Landlord raising your rent? They must use Form 4A — or it’s not valid.

Form 4A is the notice a landlord must serve to propose a rent increase under Section 13 of the Housing Act 1988. It must give at least 2 months’ notice, and your landlord can only increase your rent once every 52 weeks. It is your landlord’s form, not yours: if you think the new rent is too high, you apply to the First-tier Tribunal on Form MR1.

Since 1 May 2026, landlords must use Form 4A to raise rent, with at least 2 months' notice. When the notice is valid, and how to challenge it at the tribunal.

Form 4A Rent Increase Notice

New rules since 1 May 2026

Landlord raising your rent? They must use Form 4A — or it’s not valid.

Since 1 May 2026, the only lawful way for a landlord to increase your rent is to serve a Section 13 notice on Form 4A, giving at least 2 months’ advance notice. An informal email, a verbal request, or a letter that does not use the prescribed form is not a valid rent increase — you do not have to pay it.

And even if the form is correct, your landlord can only increase your rent once every 52 weeks. If you think the proposed amount is above market rate, you can challenge it at the First-tier Tribunal.

Is your Form 4A rent increase notice valid?

It is valid only if every point below is met. Under the Renters’ Rights Act 2025, a rent increase is only valid if all of the following are true. Use this as a checklist when you receive a notice from your landlord.

Landlord hasn’t used Form 4A?

Do not simply pay the new amount. Write to your landlord explaining that a valid Form 4A with 2 months’ notice is required. If they then serve a valid notice, your challenge window restarts from that date.

How do you challenge a Form 4A rent increase? Apply on Form MR1.

If your landlord has served a valid Form 4A but you believe the proposed rent is above the open market rate for comparable properties in your area, you can apply to the First-tier Tribunal (Property Chamber). The tribunal decides the market rent for the property. The new rent cannot be more than the figure your landlord proposed in the notice, and it can be lower.

Apply before the increase date

You must apply to the tribunal before the date the rent increase is due to take effect. Once it has taken effect, you lose the right to challenge the amount (though you can still challenge whether the Form 4A was valid).

Gather comparable evidence

The tribunal will look at what similar properties in your area are renting for. Collect listings from Rightmove, Zoopla, or OnTheMarket for comparable properties — size, location, condition. This is your strongest evidence.

Tribunal hearings for rent increases are usually in person. You can represent yourself. Start My Claim prepares your written submissions and evidence bundle so you arrive ready.

Tribunal sets the market rent

The tribunal decides the market rent for your property. It cannot set a rent higher than your landlord proposed, but it can set a lower one. The new rate is binding on both you and your landlord.

What can you do when you receive a Form 4A rent increase notice?

If you are happy with the new amount, simply pay it when it falls due. You do not need to do anything.

Contact your landlord and propose a lower figure. If you agree, confirm the agreed amount in writing to avoid any dispute later.

Apply to the First-tier Tribunal before the increase date. Start My Claim prepares your application and evidence bundle.

Challenge an above-market rent increase.

Start My Claim checks your Form 4A notice for validity, assesses whether the proposed rent is above market, and prepares your First-tier Tribunal application. Fixed fee £89.

Form 4A rent increase notice 2026: common questions

Sources: Housing Act 1988, s.13 (as amended by the Renters’ Rights Act 2025) · Renters’ Rights Act 2025 (c.26), provisions on rent increase procedure · MHCLG: The Renters’ Rights Act Information Sheet 2026 · First-tier Tribunal (Property Chamber) Rules 2013

Not legal advice. Start My Claim is document-assembly software, not a law firm. This guide is general information only — for advice on your situation, consult a qualified housing solicitor, Shelter, or Citizens Advice.