How to Increase Rent Correctly Using Section 13

Increasing rent is one of those tasks many landlords put off, often because they are unsure of the legal procedure or worried about making a mistake. With the Renters’ Rights Act coming into force on 1st May 2026, Section 13 will become even more important for landlords managing periodic tenancies.

This guide walks you through how Section 13 works from that date onwards, what notice period you must give, how to complete the form correctly, and the one question that confuses most landlords. By the end, you’ll know exactly how to propose a fair and lawful rent increase with confidence.

You can also click here to download the Section 13 form directly from the Payinless Property resources page. The link connects straight to the official government website, so you will always be using the most up to date version. These forms do change from time to time, so it is important to rely on the latest release.

Section 13 from 1st May 2026: What landlords need to know

The Renters’ Rights Act introduces open ended tenancies, removes Section 21, and shifts the focus towards long term tenancies with clear rules. One of these rules is how rent can be reviewed fairly.

Once the new legislation takes effect, the rules for rent increases will follow the updated Section 13 process.
• Section 13 will remain the legal route for increasing rent in periodic tenancies.
• You must give two full months’ notice.
• The increase must start on the day rent is normally due.
• Tenants can still refer an increase to the Tribunal if they believe it exceeds market value.

Section 13 is designed to be transparent and predictable, which is why it becomes the main method for reviewing rent once the new Act begins.

The Notice Period from 1st May 2026

Under the Renters' Rights Act, all assured tenancies will become periodic, predominantly with monthly or 28-day rent periods. To ensure your rent increase is compliant with these new rules, you must:

• Give two full months’ notice for all monthly, weekly, or fortnightly periodic tenancies.

• Ensure the proposed increase starts on the day rent is normally due.

For instance, if your tenant pays rent on the 15th of each month, and you wish the new rent to commence on 15th November, your notice must be served no later than 14th September. This ensures the tenant receives the full two months' notice period within a complete rental cycle.

How to complete the Section 13 notice correctly

Most sections of the form are self explanatory. Question 2 asks for the current rent and the proposed new rent. Question 4 is where you insert the proposed start date for the new rent.

The part that causes the most confusion is the one labelled “The first rent increase date after 11th February 2003”. Let’s call this Question 3.

Question 3: The most misunderstood part of the form

This is the question landlords struggle with, and the misunderstanding usually leads to incorrect forms being served.

The statutory guidance on the form states: “You must insert in question 3 the first date after 11th February 2003 on which rent is proposed to be, or was, increased under this statutory notice procedure.”

Here is the correct interpretation.

If you have never used Section 13 before
Enter the date you are now proposing the rent will increase.
This is because this is the first date the rent is proposed to increase under the statutory procedure.

If you have used Section 13 before
Enter the earliest date a Section 13 rent increase ever took effect for this tenancy.

Do not enter:
• The tenancy start date
• The date of the first informal increase
• The date of a contractual increase
• The most recent increase (unless it was the first statutory one)

Examples

Example 1
No previous Section 13.
Proposed start date: 1st August 2026
Correct entry for Question 3: 1st August 2026

Example 2
First statutory Section 13 took effect in 2019
Proposed start date: 1st May 2027
Correct entry: 1st March 2019

Example 3
All previous increases were informal
Proposed start date: 1st July 2026
Correct entry: 1st July 2026

This question exists because the law limits how often rent can be increased, and it also plays a key role in keeping the notice legally valid. Even one incorrect date can invalidate the whole increase, which is why careful completion is essential.

Most invalid Section 13 notices fail not because landlords are careless, but because the legislation is more technical than it appears. With the new rules, tenants will also have clearer routes to challenge a notice if anything looks incorrect or out of step with the market, so accuracy matters more than ever. A correctly drafted and properly served notice avoids these issues and ensures your increase starts on the exact date you intend.

How to complete the charges table (Question 5)

Even experienced landlords often complete this section incorrectly simply because the form offers very little guidance. Getting it right first time saves you from delays, disputes and the risk of the notice being ruled invalid.

Question 5 asks whether any charges are included within the rent, such as council tax, water rates or fixed service charges.

This section matters because it separates the pure rental amount from any other amounts you collect on top of rent. The guidance on the form is very clear that only certain fixed charges should appear here.

Here is how to complete it correctly:

Council tax
Enter a figure only if your rent already includes council tax and you are the one paying the council directly.
Most standard ASTs do not include council tax, so the correct entry is usually “nil” in both columns.

Water charges
Only enter an amount if the tenancy agreement states that water is included within the rent at a fixed rate.
If the tenant pays the water company directly (which is most common), enter “nil”.

Fixed service charges
This applies only to fixed, not variable, service charges.
For example:
• A fixed charge for communal electricity
• A fixed cleaning contribution that never varies
• A set amount for building maintenance included in the rent

If your tenant pays a variable service charge based on the actual cost of services, do not enter anything. Only fixed, pre-agreed sums belong here.

Do not include variable service charges
The law is explicit. Variable service charges (the type listed in Section 18 of the Landlord and Tenant Act 1985) must not be included. These go through a completely different legal process and should not be mixed into rent.

If in doubt, enter “nil”

For most standard ASTs, all entries in this table should be “nil”.
It is better to enter nil than to incorrectly add amounts that do not legally belong here.

This is another part of the form many landlords misunderstand, which is why professional preparation of the notice can save time and prevent invalid notices.

Serving the notice correctly

Serving a Section 13 notice is not just about handing over a form. The way it is delivered can determine whether the rent increase is legally valid. This is where many landlords unintentionally go wrong.

There are a few acceptable ways to serve the notice:

Via post
Send the completed notice by first class post to the property. Always ask for a certificate of posting from the Post Office. This is your evidence if the date of service is ever questioned.

In person
You can serve the notice in person, but it must be done carefully. Go with a witness and take a photo of the sealed envelope being delivered through the letterbox. If the tenant is not home or refuses to acknowledge receipt, you should complete a Certificate of Service (Form N215) to confirm when and how the notice was served. This protects you if the notice is later challenged.

Email
Only if the tenancy agreement specifically allows notices to be served electronically. Most agreements do not, so this option should be used with caution. Even if the tenancy agreement appears to allow electronic service, legal interpretations of valid service for statutory notices can be very strict. For critical notices like Section 13, physical service methods (post or in person) are generally considered the most secure and reduce risk of challenge.

Small oversights in service are a common reason notices become invalid, and most landlords do not realise they have made a mistake until the increase date has already passed.

In practice, this is one of the biggest reasons landlords prefer a professional to prepare and serve Section 13 notices for them. Proper service ensures the increase takes effect on the date you intend without risk of delay or challenge.

After the notice is served

The tenant can:
• Accept the new rent
• Contact you to discuss it
• Refer the notice to the Tribunal if they believe the proposed rent exceeds market value

The Tribunal will look at comparable local properties and set a fair market rent if required. It's important to note the Tribunal can set the rent at, or below, your proposed amount, but they cannot set it higher.

In practice, most increases are accepted when landlords keep proposals fair and evidence based.

Download the form and stay compliant

You can download the Section 13 form via the resources page on the Payinless Property website. The link takes you directly to the official government website, ensuring you always use the latest version.

Click here to access it.

If you want the notice drafted and served correctly without risk of mistakes, we offer this as a paid service. This works well for landlords who want peace of mind and a compliant process.