Section 13 Notice: How to Increase Rent Correctly in 2026
A Section 13 notice is the statutory route for raising rent on a periodic AST. Get the form, notice period or wording wrong and the increase is invalid. Here's the step-by-step process.
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Introduction
When a fixed-term tenancy ends and rolls into a statutory periodic tenancy, you can no longer simply email the tenant a new figure — you need a Section 13 notice. Once the Renters' Rights Act is fully in force, Section 13 will be the only lawful rent increase mechanism for all assured tenancies. Get the form, dates and arithmetic right and the increase is bullet-proof. Here's how.
When you need a Section 13
Use Section 13 when the tenancy is periodic (statutory or contractual) and there is no rent-review clause that allows a different agreed method. If you're still in the fixed term and the contract doesn't include a review clause, you cannot increase the rent unilaterally — you must agree it in writing or wait.
Use prescribed Form 4
The Ministry of Housing publishes Form 4 — 'Landlord's notice proposing a new rent under an assured periodic tenancy of premises situated in England'. Download the current PDF from gov.uk. Any deviation from the prescribed wording risks invalidity.
Notice periods
For weekly or monthly tenancies you must give at least one full rental period — in practice one calendar month plus a day to allow for service. For yearly tenancies you must give six months. The 'new rent start date' must be the first day of a new period of the tenancy.
Once per year rule
You cannot use Section 13 within 52 weeks of the last statutory increase or within the first 52 weeks of the tenancy itself. If you've recently agreed a rent rise informally that counts as the previous increase for this clock.
How to serve
Personal delivery, first-class post or a method specified in the tenancy. Always keep a dated copy and proof of posting. If you email, the tenancy must expressly authorise email service of statutory notices.
Tenant's right to challenge
Before the proposed start date, the tenant can refer the notice to the First-tier Tribunal (Property Chamber). The tribunal will set the rent at market level — which can be the proposed rent, lower, or in rare cases higher. The decision is binding.
After the Renters' Rights Act
Once the Act is fully in force (expected staged commencement through 2026), all assured tenancies become periodic and Section 13 will be the only lawful rent-increase route. The tribunal will not be able to set a rent above the landlord's proposed figure, removing the 'higher than proposed' risk.
Final word
If you'd like Smart Sleep Property to handle this — or any other landlord compliance work — for you, our concierge service covers everything from referencing and right-to-rent to full tenancy management across Norwich and Norfolk.
Frequently asked questions
What is the key rule for section 13 notice?+
Section 13 of the Housing Act 1988 allows a landlord to raise the rent on a periodic assured or assured shorthold tenancy once per year using prescribed Form 4. Minimum notice is one month (weekly/monthly tenancies) or six months (yearly). The tenant can refer the proposed rent to the First-tier Tri
Does this apply across England?+
Yes — the rules in this guide apply to England. Scotland, Wales and Northern Ireland have separate but broadly similar regimes.
Where can I get help?+
Smart Sleep Property offers compliance support, document templates and full management for Norwich and Norfolk landlords.
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