Section 13 notice explained: A practical guide for landlords

A Section 13 notice is now the primary legal method landlords use to increase rent in a tenancy. A Section 13 notice informs tenants of a proposed increase and ensures it is handled within a clear legal framework. Landlords can only serve one notice per year, and any increase must reflect the local market rate.

Tenants retain the right to challenge a proposed increase through the First-tier Tribunal if they believe it is excessive - this makes accuracy and preparation especially important for landlords.

In this blog, we outline how Section 13 notices work in practice, what landlords need to get right, and how to approach rent increases with confidence.

How to serve a Section 13 notice correctly

Although the process is relatively straightforward, serving a Section 13 notice requires attention to detail.

Before serving a notice, landlords must confirm that at least 12 months have passed since the last rent increase and that the proposed rent is in line with comparable properties locally. If either of these conditions is not met, the notice may not be valid.

The notice itself must be completed using the official Form 4, available on the Government website. This includes details such as the current and proposed rent, payment frequency, relevant dates, and both landlord and tenant information. Accuracy is essential, as even small mistakes can cause issues later.

Timing is a critical part of the process. Under the Renters’ Rights Act, landlords are now required to give a minimum of two months’ notice, and the new rent must begin on a valid rent date that falls at least two months after the notice is served. Misjudging this date is a common error and can result in delays of several months.

Once the notice has been served, landlords should keep a clear audit trail. Records of when the notice was issued, the tenancy it relates to, and the details of the increase will be important if the tenant challenges the change.

How rent increases work under the Renters’ Rights Act

Since May 2026, Section 13 has become the only lawful mechanism for increasing rent. The removal of fixed-term tenancies and informal rent review options means landlords must now rely on this single, structured process.

The notice period has also increased from one month to two, giving tenants more time to respond or challenge the proposal. While this creates a more transparent system, it also requires landlords to plan further in advance.

What this means for landlords

The new framework brings greater structure but reduces flexibility. Landlords must now rely on a single process, with strict rules around timing, frequency, and evidence. There is also an expectation that more tenants may challenge rent increases, which could place additional pressure on the tribunal system and extend resolution times.

The Renters’ Rights Act has reshaped how rent increases are handled in England. Section 13 notices are now central to tenancy management, and getting the process right is more important than ever. Landlords should ensure they understand the requirements, keep accurate records, and plan ahead when reviewing rents.

This article is intended as a general guide only and does not constitute legal advice. For the most up-to-date information, landlords should refer to official guidance on GOV.UK.