Reviewed 28 October 2026. This guide covers private assured periodic tenancies in England. Different rules can apply to social housing, regulated tenancies, lodgers, and properties in Wales, Scotland or Northern Ireland. The rules for England changed on 1 May 2026, so advice written for 2023 should not be used as a current procedure.
The annual limit. A landlord can normally increase rent only once in any 12-month period and cannot increase it during the first year of an assured periodic tenancy. There is no simple nationwide percentage that automatically makes an increase fair. If a tenant believes a proposed figure is above the open-market rent for the property, they can ask the First-tier Tribunal to consider it. Comparable local properties may help explain a proposed figure, but an asking rent or online estimate alone does not settle what the market rent is.
Use the prescribed notice. To propose a rent increase, the landlord must complete Form 4A, the section 13 notice for private assured tenancies, and give at least two months’ notice before the new rent is due to start. The form includes information for both parties. The landlord should check the proposed start date, complete the form accurately and keep evidence of when and how it was served. The tenancy agreement’s permitted service methods should be followed where specified.
Agreement does not replace the process. A conversation can help landlord and tenant discuss affordability and timing, and they may agree a figure. But the official landlord guidance says the section 13 process must still be followed each time, including where the tenant has agreed to the increase. A rent review clause is not a substitute for the new process for increases after the change in law.
Check the transition rules. A valid Form 4 notice given before 1 May 2026 can continue to operate on the dates stated in that notice, even if the new rent begins later. The next increase cannot take effect until at least a year after the previous increase took effect. An increase agreed before 1 May under a rent review clause but scheduled to start after that date will not apply under the transition guidance. Landlords should check the notice and dates rather than assume an old clause still works.
What tenants can do. A tenant who receives Form 4A should read it promptly, check the proposed amount and effective date, and compare rents for genuinely similar properties in the area. If they think the proposal is above open-market rent, the First-tier Tribunal may be able to determine the rent. The tenant should follow the instructions and deadline shown in the official form and seek independent housing advice if unsure.
For landlords, a sound process combines a realistic evidence-based figure with the correct form, notice period and annual timing. It also gives tenants a clear opportunity to understand and respond. This is a practical summary of England’s private assured-tenancy rules, not advice on an individual dispute; check the latest official guidance before serving a notice.