What changed and when
The tenancy rules in the Renters' Rights Act came into effect in England on 1 May 2026. Assured tenancies, which cover most private lets, are now periodic, and the rent can only go up during the tenancy through the section 13 process. Rent review clauses in tenancy agreements no longer raise the rent.
- A notice given on the old form 4 before 1 May 2026 still applies, even if the new rent starts after that date.
- An increase agreed through a rent review clause before 1 May 2026 that was due to start after 1 May 2026 does not apply.
- Your next increase cannot start until at least a year after the last one took effect, even if that was before 1 May 2026.
The section 13 notice
GOV.UK suggests talking to your tenant first, so the new rent works for both of you. Then:
- Use form 4A, Landlord's notice proposing a new rent. The form carries its own guidance notes.
- Give at least two months' notice before the new rent starts.
- Once a year at most. Each increase must start at least 52 weeks after the last one, and the first cannot start until 52 weeks after the tenancy began.
- Start the new rent at the beginning of a period of the tenancy, usually the day the rent is due on a monthly tenancy.
- Serve it properly: in person, by post, or by email if the tenancy agreement allows email. Keep a record of when and how you served it.
You need to follow this process every time the rent goes up, even if your tenant has already agreed the new figure.
Setting a fair figure
The test is the open market rent: what you would expect to get if you let the home again on the open market today. Look at similar homes nearby that have let recently, not at asking prices alone, and keep a note of the evidence you used.
For Harlow and Chelmsford, our August 2026 rent report gives average rents by number of bedrooms, and our rent review planner works out the earliest dates for your notice and new rent. A rise that matches the market is easier to explain to your tenant and less likely to be referred to the tribunal.
If your tenant challenges the rise
- If your tenant thinks the new rent is above the open market rent, they can apply to the First-tier Tribunal (Property Chamber) using form MR1. The tribunal must receive the application before the new rent's start date in your notice. The tenant pays the application fee (currently £47, with help available on a low income).
- The tribunal looks at evidence from both of you. It may decide on the papers alone, or inspect the home or hold a hearing.
- It decides the open market rent. That can be the same as or lower than the rent in your notice, never higher.
- If the decision comes after the start date in your notice, the new rent usually starts on the next rent day after the decision. A tenant can also ask the tribunal to delay the start because of financial hardship.
Common mistakes to avoid
Your tenant can refer a notice to the tribunal if they think the rent is too high or there is another problem with the notice. If the tenant challenges whether the notice is valid, the tribunal decides that first, and a notice that is not valid does not raise the rent. Problems we see most often:
- Using the old form 4, a letter or an email instead of form 4A.
- Giving less than two months' notice, or a start date that is not the first day of a rent period.
- Asking for a rise within 52 weeks of the last one, or in the first year of the tenancy.
- Relying on a rent review clause instead of a notice.
- Emailing the notice when the tenancy agreement does not allow email, or keeping no proof of service.
- Proposing a figure with no market evidence behind it.
How SYND helps
Our annual rent review checks the local market, agrees a figure with you, prepares form 4A and serves it on the right dates, with a record kept. It is included in full management (12% of rent actually paid). If you use our tenant find service and manage the home yourself, it costs £99 per review. No VAT is charged because SYND LTD is not VAT registered. SYND Properties is a trading name of SYND LTD, a member of Property Redress (no. PRS044043). Full fees on our fees page.
Questions landlords ask
How often can I raise the rent?
Once a year at most, and not in the first year of the tenancy. Each increase must start at least 52 weeks after the last one, and at the start of a rent period.
How much notice do I have to give?
At least two months, using form 4A: Landlord's notice proposing a new rent. You can give it in person, by post, or by email if the tenancy agreement allows email.
My tenant has agreed a new rent. Do I still need form 4A?
Yes. GOV.UK says the section 13 process must be followed every time the rent goes up, even when the tenant has already agreed the increase.
Can the tribunal set a rent higher than I proposed?
No. If your tenant applies, the tribunal decides the open market rent, and the result can be the same as or lower than the rent in your notice, not higher.
What if my tenant does nothing?
The new rent starts on the date in your notice. Your tenant can also agree with you in writing to change or delay the increase, or refer it to the tribunal before that date.
Does the rent review clause in my old tenancy agreement still work?
No. Rent can now only go up through the section 13 process. An increase agreed through a rent review clause before 1 May 2026 that was due to start after 1 May 2026 does not apply.
Sources
- Assured periodic tenancies: a guide for landlords, rent increases (GOV.UK, updated 1 October 2026)
- Assured tenancy forms for privately rented properties from 1 May 2026, including form 4A and its guidance notes (GOV.UK)
- Apply for an open market rent determination (GOV.UK, updated 10 August 2026)
- Renters' Rights Act: an overview for landlords (GOV.UK, updated 1 October 2026)
This guide covers assured periodic tenancies in England, checked against GOV.UK on 7 October 2026. Rules differ in Wales, Scotland and Northern Ireland. General guidance, not legal advice.