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Navigating Rent Increases Under the Renters' Rights Act

A practical guide for landlords and tenants from Woodhouse Property Consultants — understanding the new Section 13 process, market rent, and the tribunal pathway.

Effective 1 May 2026
The End of Contractual Rent Reviews

A fundamental shift in rental law is here. From 1 May 2026, contractual rent review clauses — including automatic index-linked increases tied to RPI or CPI — are legally void and unenforceable.

Contractual Clauses

All existing rent review clauses in tenancy agreements are now void by law.

RPI/CPI Links

Automatic index-linked increases are no longer legally enforceable under any tenancy.

Section 13 Only

The statutory Section 13 route under the Housing Act 1988 is now the sole lawful mechanism.

Section 13 Process
The Statutory Section 13 Framework

The Renters' Rights Act replaces all previous rent review mechanisms with a single, standardised statutory process. Landlords must now follow strict rules on form, frequency, and notice periods — without exception.

Official Form 4A

The new prescribed government form is the only valid instrument for serving a rent increase notice.

12-Month Limit

Rent increases are permitted no more than once every 12 months per tenancy.

2-Month Notice

Notice must be served a minimum of two full months before the proposed effective date.

Step-by-Step Guide
How to Serve a Valid Section 13 Notice

Follow this four-step process precisely. Any deviation — including using an outdated form or insufficient notice — risks rendering the entire notice invalid.

1
Download Form 4A

Obtain the current prescribed Form 4A directly from the official government website. Do not use older versions.

2
Complete the Form

Enter the current rent, the proposed new rent, and the intended effective date clearly and accurately.

3
Serve the Notice

Deliver via first-class post, email (only where the tenancy agreement permits), or in person with proof of delivery.

4
Observe the Notice Period

Allow the full two calendar months from the date of service before the increase takes legal effect.

Key Concept
Defining Market Rent

Market rent is the rent a willing landlord could reasonably expect to receive from a willing, unconnected tenant in the open market — assessed at the date of the notice. It is not calculated by reference to the landlord's mortgage costs, maintenance expenses, or the tenant's personal income.

Based On

Current local comparables — active listings of similar properties in the immediate area at the time of notice.

Not Based On

Landlord costs, yield targets, RPI figures, or what the tenant can afford to pay.

Assessed By

The First-tier Tribunal, using independently submitted evidence from both parties.

Landlord Preparation
Building Your Evidence Pack

A well-prepared evidence pack is your strongest asset — both for justifying your proposed rent and for defending it at tribunal. Weak or outdated evidence undermines your position significantly.

Gather 5–10 Comparables

Screenshot active listings from Rightmove, Zoopla, or local agents for similar properties currently on the market.

Match Key Attributes

Ensure comparables align on property type, number of bedrooms, condition, and postcode area.

Date Your Evidence

Include the listing date on each screenshot. Tribunal panels discount outdated or irrelevant comparables.

Tenant Rights
The Tenant's Right to Challenge

Tenants retain a meaningful right to contest any proposed rent increase they believe exceeds market rent. The process is accessible, free to use, and carries a firm deadline.

Apply to the Tribunal

Tenants can submit a free application to the First-tier Tribunal (Property Chamber) to challenge the proposed rent.

Beat the Deadline

The application must be received by the tribunal before the proposed start date of the increase — not just submitted.

Miss It, Pay It

If the deadline is missed for any reason, the rent increase automatically takes effect from the date stated in the notice.

Key Change
The New Tribunal Dynamics

The Renters' Rights Act has fundamentally altered what a tribunal can decide. This is a significant and landlord-friendly reform that removes one of the most feared risks of the previous system.

Confirm or Lower

The tribunal may confirm the landlord's proposed rent or reduce it to the assessed market rent.

Cannot Increase

Crucially, the tribunal cannot award a rent higher than what the landlord originally proposed in the Form 4A.

No Overshoot Risk

The "overshoot" risk from the old regime — where a tribunal could set rent above the proposal — is permanently eliminated.

After the Decision
Life After the Tribunal Decision

Once the First-tier Tribunal has reached its determination, a clear and binding outcome applies to the tenancy. Both parties must understand what happens next.

1
Market Rent Determined

The tribunal assesses and sets a market rent figure based on evidence submitted by both parties.

2
New Rent Applies Going Forward

The new rent takes effect from the tribunal's decision date — it is not backdated. Tenants continue paying their old rent throughout the dispute and owe no lump sum for the waiting period. The tribunal may also delay the new rent by up to 2 months if an immediate increase would cause hardship.

3
12-Month Moratorium Begins

A fresh 12-month period of rent stability begins from the date the tribunal's determination takes effect. No further increase can be served until this period expires.

Key Takeaway

The tribunal's decision is binding and final. There is no backdating — tenants face no lump-sum liability for rent accrued during the dispute. The new rent applies only from the decision date, and the 12-month moratorium clock starts from when that new rent takes effect.

Woodhouse Advice
Strategic Advice for Landlords

Compliance with the new regime is not optional — but it needn't be complex. Woodhouse Property Consultants recommends these proactive steps to protect your position year-round.

Plan 2 Months Ahead

Schedule every rent review in your diary at least two months before the intended effective date to ensure full legal compliance.

Maintain a Comparables Database

Continuously track local rental listings throughout the year — don't scramble to build evidence at the last minute.

Complete Form 4A Accurately

A single error on Form 4A can invalidate the entire notice. Double-check every field before serving — or let us handle it for you.