The main private rented sector tenancy reforms took effect in England on 1 May 2026. Identify the tenancy type and the dates of both the notice and the proposed increase before applying the current rules.
The section 13 procedure
For private assured periodic tenancies covered by the reforms, the landlord uses section 13 of the Housing Act 1988 and the prescribed form 4A. The tenant must receive at least two months' notice. Increases cannot take effect in the first year or less than a year after the previous increase. A tenant can ask the First-tier Tribunal to consider a proposed increase above the open market rent; check the applicable procedure and deadline before replying.
The former rules for fixed-term assured shorthold tenancies are historical context: those tenancies generally became assured periodic tenancies on 1 May 2026. Do not treat an old rent review clause as authority for a new increase under the reformed regime. Social housing, relevant low-cost tenancies and tenancies outside the assured regime need separate checks.
Notices given before 1 May 2026
A form 4 notice served before 1 May 2026 can retain its notice period and proposed increase even if the new rent starts afterwards. A rent review clause agreed before that date cannot produce an increase taking effect after it. Check the transitional rules and the last effective increase; do not apply the new notice period retrospectively to every older notice.
Common points of dispute
- The notice wasn't in the prescribed form or didn't give enough notice.
- The increase came too soon after a previous one.
- The landlord relies on an old rent review clause for an increase after 1 May 2026.
- The tenant says the new rent is above market rent.
Records to pull
- The tenancy agreement and any rent review clause.
- The increase notice, how and when it was served.
- The rent history and dates of previous increases.
- Evidence for the proposed rent (comparable lets).
Answering it
Set out the tenancy type, the route used to increase the rent, the dates, and the tenant's right to refer the proposed rent to the tribunal where it applies.
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