What is a Section 13 notice and when do I need one?

Section 13 of the Housing Act 1988 is the statutory mechanism for proposing a rent increase on an assured periodic tenancy. From 1 May 2026, all private residential tenancies in England are assured periodic tenancies under the Renters' Rights Act, which means Form 4A is now the universal route for any rent increase the tenant does not agree to in writing. You must give at least two months' notice before the proposed effective date, and the new rent must take effect on the first day of a tenancy period. The form must be downloaded from GOV.UK, you cannot create your own version. If the tenant disagrees with the proposed amount, they can refer it to the First-tier Tribunal before the effective date. If they do not refer it, the new rent takes effect on the date stated. Landlords can only serve one Section 13 notice per 12-month period.