Section 13 rent increase calculator
Find the earliest date a rent increase can start, and the latest date to serve Form 4A, for a private tenancy in England. Since 1 May 2026, a Section 13 notice is the only way to increase the rent.
- At least two months' notice, and no more than one increase every 52 weeks
- The new rent starts on the first day of a rent period
- Where the law is unclear, we always give the later, safer date
How Section 13 rent increases work in England
Since 1 May 2026, the rent on a private assured periodic tenancy in England can only go up with a Section 13 notice on Form 4A, or a tribunal decision. Rent review clauses in tenancy agreements no longer work.
The notice must give at least two months' notice. The first increase cannot take effect until 52 weeks after the tenancy began, and each later increase must wait 52 weeks from the last one, or 53 weeks in some cases to keep increases on their anniversary.
The new rent must start on the first day of a rent period. For a monthly tenancy that started on the 20th, that means the 20th of a month; for a weekly tenancy that started on a Monday, a Monday.
Your tenant can challenge the proposed rent at the First-tier Tribunal (Property Chamber) before it starts. The tribunal decides the open-market rent and cannot set it higher than you proposed.
What this calculator does not cover
- Wales, which uses the Renting Homes (Wales) Act 2016, and Scotland, which requires three months' notice.
- Social housing tenancies, which use Form 4.
- Notices served before 1 May 2026.
- Tenancies that are still assured shorthold tenancies because a section 21 or section 8 notice was given before 1 May 2026.
- Whether your proposed rent is reasonable. That is for you to judge against the local market.
Sources
- Housing Act 1988, section 13 (as amended)
- Form 4A: notice proposing a new rent
- GOV.UK: rent increases for assured tenancies
- GOV.UK: apply for an open market rent determination
- Renters' Rights Act 2025 (Commencement No. 2) Regulations 2026
This calculator gives general information based on the law in England as at October 2026. It is not legal advice. Check your tenancy agreement and take advice if your situation is unusual.
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