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.

How to use this calculator

Select whether you are a landlord planning a rent increase or a renter who has received a Section 13 notice.
Enter the relevant dates and your rent payment day.
Your results will show the earliest dates for serving and taking effect, or a check on the notice you received and your options.

Which applies to you? I am a landlord planning a rent increase I am a renter checking a notice I received

Select which applies to you to show the relevant fields.

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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