When can I increase the rent?

Work out the earliest date a rent increase can start under the new rules, and the date you need to serve the Section 13 notice by.

Find your earliest increase date

The short answer (England, from 1 May 2026)

Rent can only go up once a year, using a Section 13 notice (Form 4A).
You must give at least 2 months' notice, and the new rent must start on a rent day.
No increase in the first year of a tenancy. Rent review clauses no longer work on their own.

General information for private assured tenancies in England, based on GOV.UK guidance and the Form 4A notes, checked 11 October 2026. This calculator covers monthly tenancies. Not legal advice. If in doubt, check with a solicitor or a landlord association before serving.

How the earliest date is worked out

Three rules all have to be met at once:

At least 2 months' notice: the new rent can't start until 2 months after you serve Form 4A.
Once a year: it can't start until at least 52 weeks after the last increase took effect, or after the tenancy began if there hasn't been one.
On a rent day: it has to start at the beginning of a rental period. For a monthly tenancy, that's the day the rent is normally due.

The calculator finds the first rent day that meets all three.

How to serve the notice

Use the official Form 4A ("Landlord's notice proposing a new rent") from GOV.UK. An old Form 4 or your own letter isn't valid for new notices.
Serve it in a way your tenancy agreement allows. Otherwise, hand it over in person, leave it at the property or send it by post. Email only works if the agreement says so.
Keep proof of when and how you served it, such as a certificate of posting or the sent email.

If your tenant disagrees

Your tenant can ask the First-tier Tribunal to decide the rent, and must apply before the new rent's start date. For notices from 1 May 2026, the tribunal can't set a rent higher than you asked for, and the new rent usually starts from the next rent period after its decision.

Frequently asked questions

Can I increase the rent in the first year?

No. Under the rules from 1 May 2026, the first increase can't take effect until at least 52 weeks after the tenancy started.

Can I still use a rent review clause?

Not on its own. You now have to use the Section 13 process every time, even if your tenant has agreed. Increases agreed before 1 May 2026 under a rent review clause that would take effect after that date don't apply.

How much can I increase the rent by?

There's no fixed cap, but it should be in line with the open market rent for similar local properties. If it's higher, the tribunal can reduce it.

I served a notice before 1 May 2026. Is it still valid?

Yes. A Form 4 served before 1 May 2026 keeps its notice period and increase, even if the new rent starts after that date. The once-a-year rule still applies to the next one.

What about weekly tenancies?

The same three rules apply, but the new rent must start on the weekly rent day. The Form 4A notes have extra detail for weekly tenancies, so check them before serving.

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