Section 13 Form 4 Download | Official Rent Increase Form

What is Section 13 Form 4?

Form 4 is the official government notice used to increase rent on periodic tenancies (rolling month-to-month, or other periods after the fixed term ends). It's required by Section 13 of the Housing Act 1988.

The form serves as formal notification to your tenant that you're proposing a rent increase, specifying:

The current rent and payment frequency
The proposed new rent amount
The date the new rent will take effect
The tenant's right to challenge the increase at tribunal

Using the correct form is legally required. An unofficial template or homemade notice may not be valid, meaning the rent increase won't take effect.

Download the Official Form 4

Official Government Form 4

Download the current version of Form 4 directly from gov.uk:

Download Form 4 from gov.uk

Always use the official version. Outdated or unofficial templates may not be legally valid.

Digital Alternative

Prefer a digital tool that calculates dates for you? Use the LandlordOS Section 13 Notice Generator to create a compliant Form 4 with automatic notice period calculations.

When to Use Form 4 (and When You Can't)

When to use Section 13 Form 4:

Periodic tenancy: The fixed term has ended and the tenancy is now rolling (statutory periodic or contractual periodic)
12 months passed: At least 12 months since the tenancy started or since the last rent increase
No restriction: The tenancy agreement doesn't prohibit rent increases
No other notices: You haven't served a Section 21 eviction notice

When you CANNOT use Section 13:

During fixed term: If you're still in the initial fixed term period
Too soon: Less than 12 months since tenancy start or last increase
Contractual clause: The tenancy agreement has a rent review clause (use that instead)
After Section 21: You've already served a Section 21 notice to end the tenancy
Non-assured tenancy: The tenancy isn't an assured or assured shorthold tenancy

If you're unsure whether you can use Section 13, check your tenancy agreement or consult a property law specialist.

How to Complete Form 4: Step-by-Step Guide

1

Download the Form

Get the official Form 4 from gov.uk. Do not use outdated versions or unofficial templates you find online.

2

Enter Landlord Details

Write your full name and address exactly as shown on the tenancy agreement. If there are multiple landlords (e.g., joint owners), include all names.

Tip: Use the same name format as the tenancy agreement. If it says "Mr John Smith", don't write "J. Smith".

3

Enter Tenant and Property Details

Include all tenant names exactly as they appear on the tenancy agreement. Write the complete property address including postcode.

Tip: If there are joint tenants, list all of them. Missing a tenant's name could invalidate the notice.

4

State the Current Rent

Enter the exact current rent amount and payment frequency (e.g., £1,200 per month). This must match what the tenant currently pays.

5

Specify the New Rent and Effective Date

Enter the proposed new rent amount. Then specify the date the new rent will take effect. This date must be:

A normal rent due date (e.g., if rent is due on the 1st of each month, use the 1st)
At least the minimum notice period away (1 month for monthly tenancies, 6 months for quarterly/yearly)

Example: If you're serving the notice on 10 February and rent is due on the 1st of each month, the earliest effective date is 1 April (more than 1 month away, and falls on a rent due date).

6

Calculate the Notice Period

The minimum notice period is:

Monthly tenancies: 1 month (starting the day after service)
Quarterly or yearly tenancies: 6 months

Important: If you serve the notice on 10 February, the notice period starts on 11 February. Count forward from there.

7

Date and Sign the Form

Date the form with the day you plan to serve it (not a past date). Sign with your full legal signature, not just initials.

8

Serve the Notice

Deliver the notice using one of these methods:

In person: Hand it to the tenant and ask them to sign a receipt
First class post: Send to the rental property address (use recorded delivery for proof)
Email: Only if the tenancy agreement explicitly allows electronic service

Tip: Always keep proof of service (signed receipt, postal receipt, email delivery confirmation).

Common Mistakes to Avoid

Using an Outdated or Unofficial Form

Always download the current version from gov.uk. An old version or a template from a random website may not be legally valid.

Wrong Effective Date

The new rent date must be a normal rent due date. If rent is due on the 15th, you can't set the effective date for the 20th. It must be the 15th of a future month.

Insufficient Notice Period

Landlords often miscalculate the notice period. Remember: it starts the day after you serve the notice, not the day you serve it. For a monthly tenancy, if you serve on 10 Feb, the earliest effective date is 11 March or later (and must be a rent due date).

Missing or Incorrect Tenant Names

If there are joint tenants, all names must be included exactly as they appear on the tenancy agreement. Missing one tenant or misspelling a name can invalidate the notice.

Using Form 4 During Fixed Term

Section 13 only applies to periodic tenancies. If you're still in the fixed term, you cannot use Form 4. Check the tenancy agreement for a rent review clause instead.

Not Keeping Proof of Service

If the tenant disputes whether they received the notice, you need proof. Always get a signed receipt, use recorded delivery, or keep email delivery confirmations.

Backdating the Effective Date

You cannot increase rent retrospectively. The effective date must be in the future and at least the minimum notice period away from service.

Increasing Rent Too Soon

You must wait 12 months since the tenancy started or since the last rent increase before using Section 13 again.

Example: Completed Form 4 Scenario

Scenario

You want to increase rent from £1,000 to £1,100 per month on a monthly periodic tenancy. Rent is currently due on the 1st of each month. It's 10 February 2026.

Calculation

Service date: 10 February 2026
Notice period starts: 11 February 2026 (day after service)
Minimum 1 month notice: 11 March 2026
Earliest rent due date after that: 1 April 2026

Form 4 Details

Landlord name: Jane Smith
Tenant name: John Brown
Property address: 123 High Street, London, SE1 1AA
Current rent: £1,000 per month
New rent: £1,100 per month
Effective date: 1 April 2026
Date of notice: 10 February 2026

This gives the tenant just over 1 month's notice (from 11 February to 1 April), which meets the legal minimum. The effective date falls on a normal rent due date (the 1st).

What Happens After You Serve Form 4?

1. Tenant Accepts the Increase

If the tenant doesn't formally object within 1 month, the rent increase takes effect automatically on the date specified on the form. The tenant simply starts paying the new amount from that date.

2. Tenant Challenges the Increase

The tenant has 1 month from receiving the notice to challenge the rent increase at the First-tier Tribunal (Property Chamber). They must complete a referral form and pay a fee (or apply for fee exemption).

The tribunal will decide what the market rent should be. They might:

Uphold your proposed rent (if it's in line with market rates)
Set a lower rent (if they think your increase was excessive)
Set a higher rent (rare, but possible if local rents have increased significantly)

3. Tenant Negotiates

The tenant may contact you informally to negotiate a smaller increase. This is not a formal challenge. You can agree to reduce the increase and issue a new Form 4, or stick with your original proposal.

4. Tenant Gives Notice to Leave

If the tenant doesn't want to pay the increased rent and doesn't challenge it at tribunal, they can give notice to end the tenancy and move out.

Digital Alternative: Section 13 Notice Generator

Manually calculating notice periods and ensuring dates align with rent due dates can be confusing. A digital Section 13 generator does the maths for you and reduces the risk of errors.

Benefits of Using a Generator

Automatic date calculations: No need to count days or worry about weekends
Built-in validation: Warns you if the effective date isn't a rent due date or if you haven't given enough notice
Compliant output: Generates a Form 4 document that meets legal requirements
Faster completion: Fill in details online and download instantly

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Frequently Asked Questions

Do I need to use the official Form 4 for Section 13 rent increases?

Yes. For assured or assured shorthold periodic tenancies, you must use the official Form 4 from gov.uk. Using an unofficial template or creating your own notice could make it invalid.

How much notice do I need to give for a Section 13 rent increase?

For monthly tenancies: minimum 1 month's notice. For quarterly or yearly tenancies: minimum 6 months' notice. The notice period starts the day after you serve the notice, and the new rent must start on a normal rent due date.

Can I increase the rent by any amount I want?

The increase must be reasonable and in line with local market rates. If the tenant thinks the increase is excessive, they can challenge it at the First-tier Tribunal within 1 month of receiving the notice. The tribunal will decide what the fair market rent should be.

When can I NOT use Section 13 for a rent increase?

You cannot use Section 13 if:

You're still in the fixed term of the tenancy
Less than 12 months have passed since the tenancy started or the last rent increase
The tenancy agreement prohibits rent increases or has a rent review clause
You've already issued a Section 21 notice to end the tenancy

How do I serve the Section 13 Form 4 notice?

You can serve Form 4 by:

In person: Hand it to the tenant and ask for a signed receipt
First class post: Send to the rental property (use recorded delivery for proof)
Email: Only if the tenancy agreement explicitly allows electronic service

Always keep proof of service (receipt, postal confirmation, email delivery confirmation).

What happens if the tenant doesn't agree to the rent increase?

If the tenant doesn't formally challenge the increase at tribunal within 1 month, the rent increase takes effect automatically on the date specified. If they do challenge it, the tribunal will decide what the market rent should be.

Can I backdate a rent increase on Form 4?

No. The effective date on Form 4 must be in the future and at least the minimum notice period away from when you serve it. You cannot increase rent retrospectively.

Do I need to give a reason for the rent increase on Form 4?

No. Form 4 doesn't require you to justify the increase. However, the increase must be fair and in line with local market rates, as the tenant can challenge it at tribunal if they believe it's excessive.

What if I fill out Form 4 incorrectly?

Minor errors like typos may not invalidate the notice, but significant mistakes (wrong dates, incorrect names, miscalculated notice period) can make it invalid. If the notice is invalid, the rent increase won't take effect and you'll need to serve a new, correct notice.

Is there a digital alternative to the paper Form 4?

Yes. You can use a Section 13 notice generator that calculates dates automatically and generates a compliant Form 4 document. LandlordOS offers a free generator with built-in date validation and guidance.

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