Form 4A and rent increase limits
Once a year, market rate, tribunal-challengeable. The actual rules.
Under the Renters' Rights Act 2025, landlords can only raise rent on an assured tenancy via Section 13 and Form 4A. Old letter increases, rent review clauses that exceed the statutory mechanism, and any other workaround are void.
Once per year
Maximum one rent increase per 12-month period for any given tenancy. Resets on each statutory increase, not on the calendar year.
Market rent ceiling
The proposed new rent must be no higher than the open-market rent for similar properties in the area. Tenants can challenge a rent increase at the First-tier Tribunal (Property Chamber); the tribunal decides what the market rent actually is.
Notice period
Minimum 2 months' notice before the new rent takes effect. Form 4A states the current rent, proposed rent, and the date from which it applies.
What the tribunal looks at
Comparable lettings in the area, property condition, fixtures included, any locality-specific factors. The tribunal can confirm, lower, or (rarely) raise the proposed rent. There is no fee to the tenant to bring a challenge.
Realistic strategy
Research comparable rents before serving Form 4A. Set the new figure at or just below the visible market. A modest, well-evidenced increase is rarely challenged; an aggressive one is.
Common mistakes
- Including a 'rent review clause' in the tenancy that allows more frequent increases. Unenforceable post-RRA.
- Setting the new rent without market evidence. Easy challenge.
- Using letter increases or informal agreements. Void.
Source: gov.uk Guide to the Renters' Rights Act 2025. Last verified 2026-05-09. This page is informational, not legal advice. For complex disputes, consult a solicitor.