Section 13 Rent Increase Guide for UK Landlords

What is Section 13?

Section 13 is the legal mechanism for landlords to increase rent on assured and assured shorthold tenancies that have become periodic. It provides a formal, transparent process with built-in tenant protections.

Unlike informal rent negotiations, Section 13 gives you a legal right to increase rent even if the tenant disagrees—subject to the increase being at market rate and the tenant's right to challenge at tribunal.

Key features of Section 13

• Statutory right: You don't need tenant agreement
• Form 4: Prescribed form must be used
• Market rent: Increase should reflect market rates
• Frequency limit: Maximum once per 12 months
• Tribunal oversight: Tenant can challenge

When can you use Section 13?

Use Section 13 for periodic tenancies when at least 12 months have passed since the last rent increase or since the tenancy started at the current rent level.

Section 13 applies when:

• The tenancy is periodic (rolling, not fixed term)
• 12 months have passed since rent was last set
• No rent review clause in the agreement covers this increase

Section 13 doesn't apply when:

• The tenancy is still in a fixed term (use rent review clause or negotiate)
• Less than 12 months since the last increase
• There's a valid rent review clause covering the period

After the Renters' Rights Act takes effect, all tenancies become periodic from day one, and Section 13 becomes the only legal method to increase rent.

The Section 13 process step-by-step

Serve Form 4 on all tenants with at least one month's notice. If the tenant doesn't challenge within 28 days, the new rent applies from the date stated.

1. Check eligibility: Periodic tenancy, 12+ months since last change
2. Research market rent: Check comparable local properties
3. Complete Form 4: Download latest version from gov.uk
4. Calculate dates: New rent date at least 1 month from service
5. Serve on all tenants: Every named tenant must receive it
6. Keep proof: Recorded delivery or signed receipt
7. Wait 28 days: Tenant's window to refer to tribunal
8. New rent applies: From stated date if no challenge

How to complete Form 4

Form 4 requires your details, tenant details, property address, current rent, proposed new rent, and the date the new rent takes effect. Use the latest version from gov.uk.

Form 4 sections

Notice periods explained

Minimum notice is one month, or one rental period if longer. Monthly tenants need one month; quarterly tenants need three months.

The new rent must start on a day rent is normally due. If rent is due on the 1st of each month, the new rent must start on a 1st.

Tenant rights and tribunal

Tenants can refer the increase to the First-tier Tribunal within 28 days. The tribunal assesses whether the proposed rent is at market level and can reduce (but not increase) it.

The tribunal process

1. Tenant applies within 28 days of receiving notice
2. Tribunal schedules hearing (often paper-based)
3. Both parties submit evidence of comparable rents
4. Tribunal determines market rent for the property
5. Decision is binding—new rent set by tribunal applies

What the tribunal considers

• Comparable rents for similar properties locally
• Property size, condition, and features
• Location and amenities

The tribunal ignores tenant improvements and any disrepair the tenant caused. It also ignores the tenant's ability to pay—it's purely about market value.

Changes under Renters' Rights Act

The RRA makes Section 13 the only way to increase rent. No rent review clauses, no negotiated increases outside this process. Tribunal powers are enhanced.

Key changes

• Section 13 only: No alternative methods allowed
• All tenancies periodic: Section 13 applies from day one
• Enhanced tribunal: More focus on preventing excessive increases
• Still once per year: 12-month limit remains
• 2 months notice: Notice period increases to 2 months

These changes make Section 13 more important than ever. Landlords must understand this process thoroughly.

Common mistakes to avoid

Errors in Form 4, wrong notice periods, serving on only one tenant, and proposing unrealistic rents are the main pitfalls.

• Old form version: Always download fresh from gov.uk
• Wrong dates: New rent must be on a rent day, with proper notice
• Missing tenants: Serve on ALL named tenants
• No proof: Keep recorded delivery receipts
• Unrealistic increase: Large jumps invite tribunal challenges
• Too soon: Must be 12 months since last increase