How to Increase Rent Correctly Using Section 13

Learn how to correctly increase rent using Form 4A under the Renters’ Rights Act. A landlord guide to Section 13 notices, market rent evidence, notice periods and common mistakes.

Irfanali Shivji

5/10/20265 min read

Form 4A and the Renters’ Rights Act Explained

Many landlords are surprised when they realise how much the rent increase process has changed under the Renters’ Rights Act.

What used to feel like a relatively straightforward admin task now requires much more care. The correct form must be used, the dates must work properly, the notice must be served correctly, and the proposed rent should be supported by market evidence.

A large number of landlords still rely on outdated guidance online. Some articles still refer to the old Form 4, old notice periods, or tenancy structures that no longer apply in the same way.

This guide explains how Section 13 now works under the updated rules, how to complete Form 4A correctly, and the practical mistakes landlords should avoid.

Whether you plan to handle the notice yourself or simply want to understand the process properly, this guide should give you a clearer understanding of what is now required.

What is a Section 13 notice?

A Section 13 notice is the formal legal process used to increase rent in the private rented sector for assured tenancies in England.

Under the Renters’ Rights Act, landlords must now use the statutory Section 13 process each time they increase rent, even where the tenant agrees with the increase.

The prescribed form for private rented sector assured tenancies is now Form 4A.

This is important because many landlords are still accidentally using:

outdated Form 4 guidance
old templates downloaded years ago
pre-Renters’ Rights Act advice
incorrect notice periods

Using the wrong process can create problems later if the increase is ever questioned or challenged.

Section 13 and Market Rent Under the Renters’ Rights Act

Under the new framework, rent increases are pegged to market rent.

In simple terms, this means the proposed rent should reflect the amount the property could reasonably achieve if advertised on the open market.

Tenants can challenge a proposed increase through the First-tier Tribunal if they believe the new rent exceeds market rent.

Before serving a Section 13 notice, landlords should gather evidence of market rent.

Many landlords make the mistake of simply increasing rent by:

£50
£100
or a percentage figure

without properly checking the market first.

Under the current rules, rent increases are pegged to market rent, so evidence matters more than ever.

The notice period under Form 4A

For most private rented sector tenancies, landlords must now give at least two months’ notice.

The proposed increase must also begin at the start of a tenancy period.

For example:

If rent is due on the 10th of each month, the proposed increase would normally begin on the 10th.

This sounds straightforward, but many mistakes happen because landlords:

calculate dates incorrectly
misunderstand tenancy periods
use old guidance online
fail to leave enough time before service

Even small date errors can create unnecessary delays.

Form 4A: The section that confuses most landlords

Many older guides still refer to “Question 3” on the old Form 4.

Under Form 4A, one of the most misunderstood sections is now question 4.4:

“Give the date of the first rent increase after 11 February 2003.”

This question exists because the legislation controls how frequently statutory rent increases can take effect. The purpose is to stop annual increases gradually drifting earlier each year.

Landlords often become confused because they:

insert the wrong historic date
confuse informal increases with statutory ones
misunderstand what the form is actually asking

In simple terms, question 4.4 asks for the date the first statutory Section 13 rent increase took effect for the tenancy after 11 February 2003.

If this is the first Section 13 notice ever used for the tenancy, landlords will usually leave this section blank.

If a Section 13 notice has been used previously, landlords should insert the date the first statutory Section 13 increase took effect after 11 February 2003, not the date of the current increase.

Completing the charges section correctly

Form 4A asks landlords to break down certain charges included within the rent.

This can include:

council tax
water charges
electricity or gas
communication services
fixed service charges

For many standard private rented sector tenancies, most entries will simply be “nil”.

Variable service charges should not normally be included within this section.

Serving the notice correctly

Serving the notice properly matters just as much as completing it properly.

A correctly drafted notice can still become problematic if service is disputed later.

Service by post

At Payinless Property, we use first class post together with proof of posting from the Post Office. This creates a clearer audit trail if service is ever questioned.

Personal service

You can serve the notice in person, but it should be done carefully.

Where possible:

go with a witness
or take clear timestamped photographs showing delivery through the letterbox

Some landlords also complete a Certificate of Service (Form N215) to help document when and how the notice was served, particularly where there may later be a dispute about service.

Email service

Electronic service should only be used where the tenancy agreement clearly permits it.

Many landlords wrongly assume that because they communicate with tenants by email or WhatsApp, statutory notices can automatically be served that way too.

That is not always the case.

A practical point many landlords overlook

Some landlords have excellent relationships with their tenants.

For example:

parents renting to children
family arrangements
landlords renting within their community
long-standing tenants who are happy with the increase

In practice, many of these tenants may never challenge a rent increase.

However, under the current framework, landlords should still follow the formal Section 13 process properly.

The government guidance is clear that the Section 13 process should be used whenever increasing rent in the private rented sector, even where the tenant agrees with the increase.

Good relationships are important, but so is maintaining a proper paper trail and compliant process.

Reading this and thinking you would rather have someone handle it for you?

That is completely understandable.

A lot of landlords start researching Section 13 themselves before realising how technical the process has become under the updated rules.

If you would prefer Payinless Property to prepare and serve the notice for you, we offer a fixed-fee Section 13 drafting and service package.

Can tenants challenge the increase?

Yes.

If a tenant believes the proposed rent exceeds market rent, they can refer the increase to the First-tier Tribunal.

One important point many landlords overlook is timing.

Tribunal decisions can sometimes take months, and the increase is not automatically backdated simply because the Tribunal later agrees with the proposed rent.

This will have have a knock-on effect because rent can only be increased once every 12 months using the statutory process.

That is why landlords should prepare carefully from the outset and ensure the proposed rent is properly supported by market evidence before serving the notice.

Why landlords are becoming more careful with rent reviews

The Renters’ Rights Act has changed the landscape for landlords.

Rent reviews are now:

more structured
more document-driven
more evidence-based

Most mistakes are not made by careless landlords.

They are usually made by landlords relying on:

outdated templates
old online advice
incorrect dates
assumptions about service rules

Understanding the process properly is now part of managing rental property responsibly.

Professional Section 13 Drafting & Service

Payinless Property offers a fixed-fee Section 13 drafting and service package for £180.

The service includes:

reviewing the tenancy rent increase history
preparing the Form 4A notice
arranging first class service with proof of posting

Tribunal representation is not included.

If you would like us to handle the process for you, please get in touch and we can send you the instruction paperwork.

Final thoughts

A rent increase should never feel rushed or guessed.

Under the current rules, landlords should approach rent reviews carefully, support the proposed figure with market evidence, and ensure the process is properly documented from the outset.

Handled correctly, the process is manageable.

Handled incorrectly, it can quickly become disputed, delayed, or unenforceable.