Section 13 Rent Increase Notice Explained for Landlords
Section 13 is the statutory route to raise rent on a periodic tenancy. Get the form, notice period or rent figure wrong and the increase is void.
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Introduction
Section 13 is the most misused notice in the landlord toolkit. Almost half of DIY Section 13 notices have errors that make them void — leaving the landlord trying to collect rent the tenant doesn't legally owe. Here's the precise checklist.
When Section 13 applies
Statutory periodic ASTs (after fixed term has ended). Cannot be used during a fixed term unless the tenancy expressly allows it (and most don't). Cannot be used for a contractual periodic tenancy unless the contract is silent on rent reviews.
Use Form 4 — no exceptions
The prescribed form, currently 'Form 4: Landlord's notice proposing a new rent under an Assured Periodic Tenancy of premises situated in England'. Available from GOV.UK. A letter or email is not valid — even if the tenant accepts. Form 4 is the statutory route.
Notice period
Minimum one month for monthly tenancies, six months for yearly tenancies. The new rent must start on the first day of a new rental period. Common mistake: setting the new rent date mid-month when the tenancy runs 1st-to-1st. This voids the notice.
Once per 12 months
Section 13 increase can only happen once in any 52-week period. Trying twice in a year invalidates the second.
Rent must be market
The new rent must reflect the open-market rent for similar properties. Going aggressive risks tribunal referral, where rent can be reduced — and often the landlord is left with the lower figure for 12 months. Use Rightmove and OpenRent comparables and keep the file.
Tenant's right to challenge
Tenant can refer the proposed rent to the First-tier Tribunal (Property Chamber) before the new rent takes effect. The tribunal sets the market rent — which can be higher, lower or the same. The decision is binding for 12 months.
Renters' Rights Act
Section 13 will be the only legal route to raise rent on the new assured tenancies — contractual review clauses are banned. Notice period rises to two months. Annual cap remains. Tenants get a strengthened tribunal route.
Final word
Smart Sleep Property handles the heavy lifting — referencing, compliance, deposits, repairs, and full tenancy management across Norwich and Norfolk. Get in touch if you'd like us to handle this for you.
Frequently asked questions
What is the key rule for section 13 rent increase?+
Section 13 of the Housing Act 1988 allows a rent increase once per year on a statutory periodic tenancy. Use Form 4, give one month minimum notice (longer if monthly tenancy spans longer), align the new rent date with a rent period, and increase only to market rent. Tenants can refer to the First-ti
Does this apply across England?+
Yes — this guide covers 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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