Free tool · Renters’ Rights Act
Section 13 Rent Increase Calculator
Since 1 May 2026, Section 13 with Form 4A is the only way to raise the rent on an assured tenancy. Enter your dates and this calculator works out the earliest start date that satisfies the two-month notice rule, the once-every-12-months rule, and the rent-period alignment rule.
Section 13 questions, answered
How much notice do I need to give for a rent increase?
Since 1 May 2026, a Section 13 notice must give at least two months’ notice, and the new rent must start on the first day of a rent period. Rent can only be increased once every 12 months.
Do I have to use Form 4A?
Yes. Under the Renters’ Rights Act, a rent increase on an assured periodic tenancy is only valid if served on the prescribed form (Form 4A). A letter, email or text proposing a new rent has no legal effect.
Can my tenant challenge the increase?
Yes — a tenant can refer the proposed rent to the First-tier Tribunal before the start date in the notice. The tribunal can confirm or reduce the rent but cannot set it higher than you proposed. The determined rent is not backdated: it applies from the tribunal’s decision (with up to two months’ deferral for hardship).
Can I still use a rent review clause in the tenancy agreement?
No. From 1 May 2026 contractual rent review clauses are unenforceable for assured tenancies — Section 13 is the only route to increase rent.
Never track a rent increase by hand again
HomeDash keeps your rent records, tenancy dates and documents in one place — so when the 12 months are up, you already know, and the paper trail is already there.
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This tool is guidance, not legal advice. The rules it applies were last reviewed on 20 August 2026 against: gov.uk — rent increases · gov.uk — private renting · Housing Act 1988 (as amended). If your situation is unusual or contested, take advice before serving anything.