When Can Landlords Serve a Section 13 Notice?

Under current UK law, landlords may only serve a Section 13 notice to increase rent during a periodic tenancy and no more than once every 12 months. The minimum notice period depends on the rental payment frequency: one month for weekly or monthly tenancies, six months for yearly tenancies, and equal to the rental period for others.

The notice cannot be served during a fixed-term tenancy but only once the tenancy has become periodic. The new rent must be payable from the start of the next rental period. For example, if rent is due monthly on the 10th, the increased rent applies from that date.

Where no written tenancy agreement exists, Section 13 cannot be used within the first 52 weeks of the tenancy. Additionally, if a periodic tenancy includes a rent review clause, landlords must follow that clause rather than using Section 13.

Landlords may serve a Section 21 eviction notice simultaneously with a Section 13 rent increase notice if necessary.

Completing Form 4: Common Errors to Avoid

To serve a Section 13 notice, landlords must complete Form 4, which is available from the UK government website. The form includes guidance notes to assist accurate completion.

Common mistakes landlords should avoid include:

• Serving a notice without meeting eligibility criteria, such as issuing more than one notice within 52 weeks, which invalidates the notice.
• Setting the new rent to start mid-rental period rather than from the beginning.
• Using incorrect notice periods relative to the tenancy rental frequency.
• Failing to have the landlord or authorised agent sign and date the notice. For joint landlords, all must sign unless one has authority to sign for both.
• Incorrectly spelling tenant names or the property address.

How to Serve a Section 13 Notice

Once Form 4 is completed, it must be served to the tenant by first-class post, hand delivery, or a process server, unless the tenancy agreement specifies otherwise. Landlords should retain proof of service, such as a postal receipt, to avoid disputes about the notice date.

If the tenant accepts the increase, they simply pay the new rent from the next due date. If the tenant does not respond, the increase is generally considered accepted. However, tenants may dispute the increase through the First-tier Tribunal.

Tenant Rights to Challenge Rent Increases

Tenants can challenge a Section 13 rent increase by applying to the First-tier Tribunal (Property Chamber) before the new rent takes effect. The tribunal assesses whether the proposed rent aligns with local market rates and can confirm, reduce, or delay the increase.

If tenants do not apply in time or pay the increased rent even once, they are deemed to have accepted the increase. Landlords cannot raise the rent again within 12 months unless a new Section 13 notice is served or the tenant agrees.

Alternative Methods for Rent Increases

Currently, landlords can also increase rent by:

• Including rent review clauses in fixed-term agreements, which specify when rent can be adjusted.
• Setting a higher rent when renewing fixed-term tenancies.
• Agreeing mutually in writing with tenants to increase rent during the tenancy.

These options allow flexibility but will be affected by upcoming legislative changes.

Impact of the Renters’ Rights Act from May 2026

From 1 May 2026, the Renters’ Rights Act will introduce significant changes to rent increases via Section 13 notices:

• Notice periods will double from one to two months, and increases can only take effect at the end of a rent period.
• Existing rent review clauses in tenancy agreements will no longer apply, though landlords and tenants may agree to lower rents at any time.
• Tenants can contest increases free of charge at the First-tier Tribunal.

The tribunal may reduce the rent or delay increases by up to two additional months in hardship cases, potentially extending the time before a new rent takes effect to six months from notice. The tribunal cannot set rents above the landlord’s proposed amount.

Landlords should prepare for possible delays and increased tenant challenges under the new rules, which aim to provide tenants with greater protection while ensuring rent increases remain fair and transparent.

Conclusion

Section 13 notices will become the sole legal method for rent increases during periodic tenancies from May 2026, with stricter notice requirements and tenant protections. UK landlords must ensure compliance by correctly completing and serving Form 4, respecting notice periods, and understanding tenants’ rights to dispute increases. These changes underscore the importance of clear communication and adherence to legal procedures in rent reviews.

Suggested internal link anchors

• Section 13 notice
• periodic tenancy
• Form 4 rent increase
• First-tier Tribunal rent dispute
• Renters’ Rights Act 2026
• rent review clauses
• Section 21 eviction notice
• fixed-term tenancy renewal
• notice periods for rent increase
• tenant rent dispute process

TLA update

TLA is launching a new Trusted Partners Hub in Q1 2026, featuring verified and approved service providers selected to support landlords, tenants, and property management businesses. We are inviting legal, trades, insurance, financial, mortgage, tenant screening, and other service providers to register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/