Under the Renters’ Rights Act 2025, landlords in England can only increase rent by serving a Section 13 notice on the prescribed form (Form 4). The notice must give at least 2 months before the proposed effective date, and rent can only be increased once every 12 months. This calculator works out when a landlord can serve a notice and when the new rent can take effect. It also covers what a tenant can do when they receive a Section 13 notice.
Landlord path
If the rent has never been increased, use your tenancy start date as the reference date.
Renter path
How to use this tool
n- Enter today’s date and your current monthly rent.
- Enter the proposed new rent and the date you plan to serve the notice.
- Select your tenancy type. The earliest valid date for the rent increase to take effect will appear automatically.
Understanding your results
For landlords
The earliest effective date is determined by your last rent increase date and your rent payment schedule. You cannot increase rent before that date regardless of the notice you give. To achieve a specific effective date, you must serve the Section 13 notice at least 2 months beforehand. If you miss that window, the calculator shows the next available date.
The notice must be on Form 4, which was updated when the Renters’ Rights Act 2025 came into force. Using an older version of the form may invalidate the notice. The proposed rent must not exceed the market rate for the property.
For renters
A Section 13 notice does not take effect automatically if you challenge it. You can apply to the First-tier Tribunal (Property Chamber) before the proposed effective date to have a market rent determined. The tribunal will set a rent it considers fair for the property based on current market conditions. You cannot challenge the increase after the effective date has passed without having applied beforehand.
If you believe the proposed rent is above market rate, you can challenge it at the First-tier Tribunal before the effective date. This is free to do.
Section 13 notices and the Renters’ Rights Act 2025
The Renters’ Rights Act 2025 came into force on 1 May 2026. Under the Act, the only lawful method for a landlord to increase rent on an assured tenancy in England is to serve a Section 13 notice using Form 4 (the version issued under the Renters’ Rights Act 2025). Landlords can only increase rent once in any 12-month period. The proposed rent must reflect the market rate.
Tenants can challenge a proposed increase at the First-tier Tribunal (Property Chamber) under Section 14 of the Housing Act 1988. An application must be made before the proposed effective date. Source: Renters’ Rights Act 2025; Housing Act 1988, Sections 13 and 14; GOV.UK guidance on private renting.
This calculator covers England only. Wales has different legislation under the Renting Homes (Wales) Act 2016. Scotland and Northern Ireland have separate rent increase rules. If your tenancy is in Wales, Scotland, or Northern Ireland, this calculator does not apply.
This calculator covers monthly tenancies. Weekly tenancy rent periods follow different rules. If you have a weekly tenancy, seek advice from Citizens Advice or Shelter before serving or responding to a Section 13 notice.
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Legal context
nUnder the Renters’ Rights Act 2025, landlords can only increase rent on a periodic assured tenancy once in any 12-month period using a Section 13 notice (Form 4). The notice must give at least two months’ notice and the rent increase cannot take effect before the end of the first 12 months of the tenancy. Tenants can challenge the proposed increase at the First-tier Tribunal (Property Chamber) within the notice period.
nFrequently asked questions
What form must a landlord use to increase rent under Section 13?
A landlord must use Form 4, the prescribed form under Section 13 of the Housing Act 1988. Form 4 was updated when the Renters’ Rights Act 2025 came into force on 1 May 2026. Using an older version of Form 4 may invalidate the notice. The current form is available from GOV.UK. A letter or email informing the tenant of a rent increase is not a valid Section 13 notice.
How much notice must a landlord give before a Section 13 rent increase takes effect?
The landlord must give the tenant at least 2 months’ notice before the proposed effective date of the increase. The 2-month period starts on the date the notice is served. The proposed effective date must fall on the first day of a tenancy period, which for a monthly tenancy is the rent payment date.
How often can a landlord increase rent using Section 13?
Under the Renters’ Rights Act 2025, a landlord can serve only one Section 13 notice in any 12-month period. If the landlord served a notice less than 12 months ago and the increase took effect, they cannot serve another notice until 12 months have passed from the last effective date. This applies to all assured tenancies in England from 1 May 2026.
Can a landlord increase rent above the market rate?
No. Under Section 13 of the Housing Act 1988, as amended by the Renters’ Rights Act 2025, the proposed rent must not exceed the market rent for the property. Market rent is what a reasonable landlord would charge on the open market for a comparable property in comparable condition. If the proposed increase exceeds market rent, the tenant can challenge it at the First-tier Tribunal.
How can a tenant challenge a Section 13 rent increase?
A tenant can apply to the First-tier Tribunal (Property Chamber) under Section 14 of the Housing Act 1988 to have a market rent determined. The application must be made before the proposed effective date of the increase. The tribunal will assess market rents for comparable properties and set a rent it considers fair. The tribunal service is free to use.
Does applying to the tribunal pause the rent increase?
Yes. If a tenant applies to the First-tier Tribunal before the effective date of the Section 13 notice, the increase is paused until the tribunal makes its determination. The tenant must apply before the effective date. An application made after the effective date does not pause the increase. Apply as soon as possible after receiving the notice if you intend to challenge it.
Does Scotland use Section 13 notices for rent increases?
No. Scotland uses a different process under the Private Housing (Tenancies) (Scotland) Act 2016. Rent increases in Scotland are governed by Rent Pressure Zone rules and landlord rent increase notices under that Act. SafeDeposits Scotland and Shelter Scotland provide guidance specific to Scottish tenancies. Section 13 and Form 4 apply only to England.
Does Wales use Section 13 notices for rent increases?
Wales has separate legislation under the Renting Homes (Wales) Act 2016. Rent increases in Wales must follow that Act’s provisions, which differ from the English Section 13 process. Shelter Cymru and Rent Smart Wales provide guidance for tenants and landlords in Wales. This calculator covers England only.
What is the effective date of a Section 13 rent increase?
The effective date is the date the new rent becomes payable. It must be stated on Form 4 and must fall on the first day of a tenancy period. For a monthly tenancy, this is the rent payment date. The effective date must be at least 2 months after the date the notice is served. The calculator works out the earliest valid effective date based on your rent payment date and the date notice is served.
What happens if a tenant does nothing after receiving a Section 13 notice?
If a tenant does not apply to the First-tier Tribunal before the effective date and continues to pay rent, the new rent becomes payable from the effective date. Paying rent at the new rate without objection is treated as acceptance of the increase. If you disagree with the amount but do nothing, you lose the right to challenge that specific increase at the tribunal.