Rent increases can be a sensitive topic, and in England and Wales they’re tightly regulated. One of the most common (and often misunderstood) tools used to increase rent for certain tenancies is the Section 13 notice, which must be served using Form 4.
Whether you’re a landlord planning a rent increase or a tenant who’s just received one, understanding how Form 4 Section 13 notices work can help avoid disputes and ensure everything is done by the book.
What Is a Section 13 Notice?
A Section 13 notice comes from Section 13 of the Housing Act 1988. It allows a landlord to propose a rent increase for an assured or assured shorthold tenancy that has become periodic (rolling week-to-week or month-to-month).
It cannot be used:
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During a fixed-term tenancy (unless a rent review clause applies)
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For informal or arbitrary rent increases
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If the tenancy is not assured or assured shorthold
In short, Section 13 is the formal legal route for increasing rent when there’s no fixed term in place.
What Is Form 4?
Form 4 is the prescribed legal form that must be used to serve a valid Section 13 notice. If a landlord doesn’t use this form, the rent increase is unlikely to be legally valid.
Form 4 sets out:
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The current rent
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The proposed new rent
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The date the new rent is intended to start
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Information about the tenant’s right to challenge the increase
Because it’s prescribed by law, landlords cannot replace it with their own wording or a casual letter.
When Can a Section 13 (Form 4) Notice Be Used?
A landlord can only use Form 4 if:
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The tenancy is periodic
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The rent hasn’t been increased using Section 13 in the last 12 months
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The correct notice period is given
The minimum notice period is:
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One month for monthly tenancies
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Six months for yearly tenancies
The proposed new rent must also start at the beginning of a new rental period.
How Often Can Rent Be Increased?
Using Section 13, rent can generally only be increased once every 12 months. This rule exists to protect tenants from frequent or excessive increases.
If a landlord wants more frequent increases, this must be clearly set out in a rent review clause within a fixed-term tenancy—Section 13 won’t apply in that case.
Can Tenants Challenge a Section 13 Notice?
Yes—and this is a crucial point many tenants don’t realise.
If a tenant believes the proposed rent is too high, they can apply to the First-tier Tribunal (Property Chamber) to have the rent assessed. This must be done before the date the new rent is due to start.
The Tribunal will consider:
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Local market rents for similar properties
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The condition and size of the property
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Any included services (such as parking or furniture)
The Tribunal can:
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Agree with the proposed rent
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Set a lower rent
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Occasionally set a higher rent (though this is less common)
Once the Tribunal decides, the rent they set becomes legally binding.
Common Mistakes Landlords Make
Section 13 notices are often challenged because of simple errors, such as:
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Not using Form 4
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Giving the wrong notice period
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Setting a start date that doesn’t align with the rental period
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Issuing a notice within 12 months of the last increase
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Proposing a rent far above market value
Any of these mistakes can invalidate the notice and delay the rent increase.
Key Takeaways
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A Section 13 notice is the legal way to increase rent for periodic assured tenancies
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Form 4 must be used—no exceptions
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Rent increases are limited to once per year
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Tenants have the right to challenge the increase at Tribunal
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Accuracy and timing are essential for a valid notice
Final Thoughts
Form 4 Section 13 notices are designed to balance the interests of landlords and tenants—allowing rents to reflect the market while offering protection against unfair increases. For landlords, getting the details right saves time and prevents disputes. For tenants, knowing your rights ensures you’re not paying more than is reasonable.
When used correctly, Section 13 is a fair and transparent process. When used incorrectly, it can quickly unravel—so understanding the rules really matters.