Form 4A rent increases: what landlords need to do
A step-by-step guide to Form 4A, section 13 rent increases, notice periods, market evidence and proof of service for landlords in England.
From 1 May 2026, a private landlord increasing the rent of an assured periodic tenancy in England must use the section 13 process and Form 4A, normally no more than once a year and with at least two months’ notice.
Check that the increase can take effect
Start with the tenancy start date, the date the rent last increased and the date you want the new rent to begin. An assured periodic tenancy rent cannot normally be increased in its first year or more than once a year.
The section 13 process must be followed each time, even where the landlord and tenant have discussed or agreed the proposed amount.
- Confirm the tenancy is an assured periodic tenancy in England
- Record the tenancy start date
- Record the effective date of the last increase
Choose a supportable proposed rent
A tenant can ask the First-tier Tribunal to determine the open-market rent. Keep dated examples of genuinely comparable properties and a note explaining how differences in location, size, condition and included facilities were considered.
Evidence does not prevent a challenge or decide the outcome, but it gives the landlord a clear record of how the proposal was reached.
- Save comparable listings with their dates and sources
- Record relevant property differences
- Keep the calculation or written rationale
Use the current official Form 4A
Use the prescribed Form 4A for a privately rented assured tenancy in England. Do not reuse the old Form 4 intended for earlier or social-housing processes, and do not alter prescribed wording unless the form permits it.
Complete every relevant field, include every joint tenant and review the generated document before it is issued.
- Download the current form from GOV.UK
- Check all named tenants and the property details
- Review the current rent, proposed rent and effective date
Allow at least two full months
The completed form must be given to the tenant at least two months before the proposed rent starts. Build in delivery time rather than choosing a date that only just works on paper.
If a previous increase took effect before 1 May 2026, it still counts when working out the earliest date of the next increase.
- Calculate the earliest eligible effective date
- Allow for the chosen delivery method
- Do not rely only on a contractual rent-review clause
Keep proof that the notice was served
The official Form 4A expressly tells landlords they need to be able to evidence service. Follow any service method agreed in the written tenancy. Where there is no agreed method, the form describes service in person, leaving it at the tenant’s address or registered post.
Keep the exact completed version, the issue date, recipient names, method of delivery and supporting proof together. If email is used, check that the tenancy agreement permits it.
- Retain the exact issued Form 4A
- Record when, how and to whom it was given
- Keep postal, hand-delivery or permitted email evidence
How Dealtwith helps
Dealtwith checks recorded eligibility dates before the landlord progresses, keeps the proposed amount and market evidence together, and requires the populated form to be reviewed before issue.
The final form, delivery history and future eligibility date remain part of the tenancy record and can be included in an evidence export if the proposal is later questioned.
- Eligibility and notice-period prompts
- Market evidence and reviewed form in one workflow
- Delivery record and complete audit history
Official sources
Rules can change and individual circumstances matter. Check the current official guidance: