How landlords should approach a rent increase

Since 1 May 2026, landlords in England have been required to follow a revised statutory procedure when increasing rent for most assured periodic tenancies.

Landlords using a fully managed lettings service typically receive support with rent reviews and the correct notice procedure. However, this is not the case for self-managing landlords who need to make sure every stage is completed accurately.

This guide explains how to establish the correct date, assess the property’s open-market value, serve the notice and ensure compliance with the new rules.

Check when an increase can take effect

Before considering the amount of a rent increase, establish the earliest date on which it can lawfully begin.

Start with the tenancy commencement date. If the rent has been increased previously, identify the date on which the current rent became payable. This effective date is more important than the date on which the earlier notice was written or served.

If the last increase took effect on 1 February 2026, for example, another increase would not normally be able to take effect before 1 February 2027.

For most assured periodic tenancies, the first increase cannot begin during the first 52 weeks of the tenancy. Subsequent increases must usually be separated by at least 52 weeks, and the new rent must begin at the start of a tenancy period.

The detailed timing rules can differ in particular circumstances, including certain weekly tenancies and transitional cases. If there is any uncertainty, landlords should check the current guidance before preparing the notice.

Assess the property’s open-market rent

Following the statutory procedure does not remove the need to set a realistic figure.

The proposed rent should reflect what the property could reasonably achieve if it were offered on the open market on equivalent terms at that time. It should not simply be based on the landlord’s rising costs or a preferred percentage increase.

Relevant factors may include:

• the property’s location and size;
• its condition and presentation;
• energy efficiency;
• parking or outside space;
• furnishings and appliances;
• access to schools, shops and transport; and
• any utilities or services included in the rent.

The strength of the landlord’s position will depend on the quality of the evidence supporting the proposed amount.

Collect meaningful comparable evidence

Before discussing a new rent with the tenant, gather a selection of recent comparable properties.

The strongest examples will usually be situated nearby and offer a similar number of bedrooms, comparable accommodation and a broadly equivalent standard of finish. Significant differences should be recognised rather than overlooked.

For example, a newly refurbished home with a garden and private parking may not provide a sound comparison for a smaller property without those features.

Current evidence is generally more persuasive than listings from many months earlier. Advertised rents can provide a useful indication of the market, but they show the amount being requested rather than the rent ultimately agreed.

Where available, evidence of completed lettings can provide a more reliable picture of what tenants are paying.

Retain dated copies of the comparables and prepare a brief written note explaining how they informed the proposed figure. This will be valuable if the tenant asks for further information.

Discuss the review with the tenant

A rent review is a formal process, but good communication can make it more constructive.

Speak to the tenant before serving Form 4A. Explain that the rent is being reviewed, share the relevant market evidence and outline how the proposed amount has been reached.

This conversation may reveal an error in the information being used or give the tenant an opportunity to raise affordability concerns. It can also help preserve a positive relationship by allowing the matter to be discussed openly before a formal notice arrives.

Landlords may sometimes conclude that a more modest increase offers better long-term value than risking the departure of a responsible tenant and incurring marketing, refurbishment and vacancy costs.

Any agreement or significant point discussed should be confirmed in writing.

The conversation does not replace the statutory process. Even where the tenant is willing to pay the proposed amount, the landlord should complete and serve Form 4A correctly.

Use the current Form 4A

Always obtain the latest version of Form 4A from GOV.UK. Avoid using a previously downloaded copy, as forms and accompanying guidance may be updated.

The form requires information including:

• the tenant and property details;
• the current rent and payment frequency;
• the tenancy start date;
• the date of the most recent increase;
• the proposed rent; and
• the date on which the new amount is intended to begin.

Check every entry carefully before signing and serving the form. An incorrect date, insufficient notice or missing information may make the notice invalid.

The proposed start date must fall at the beginning of a tenancy period and comply with the rules governing the first and subsequent increases.

Give the required notice

The tenant must receive Form 4A at least two months before the proposed rent is due to take effect.

The form may be served by giving it to the tenant personally, leaving it at the tenant’s address or sending it by registered post. Email may be used where electronic service is permitted by the tenancy agreement.

Check the agreement before selecting a method, as it may contain specific provisions governing the service of notices.

Keep clear evidence of what was sent and when. Depending on the method used, this might include:

• a copy of the signed and completed form;
• proof or a certificate of posting;
• an email delivery record; or
• a signed acknowledgement from the tenant.

Allowing a sensible margin beyond the minimum notice period can reduce the risk of a dispute about whether the document arrived in time.

What happens if the tenant challenges the rent?

A tenant who considers the proposed amount to be above the open-market rent can apply to the First-tier Tribunal for a determination.

The application must be made before the proposed start date shown in Form 4A. A tenant may also challenge the legal validity of the notice as part of an open-market rent application.

The tribunal will consider the property, the tenancy terms and evidence from both parties. Comparable properties that have recently been let will generally carry more weight than unsupported opinions or asking prices alone.

The rent determined by the tribunal may be lower than or equal to the amount proposed by the landlord. Under the revised rules, the tenant will not be required to pay more than the landlord originally proposed.

The new amount will generally not become payable until the tribunal has made its decision. Landlords should therefore avoid assuming that the increase will begin automatically while a valid challenge is being considered.

Transitional cases involving notices or rent-review clauses used before 1 May 2026 may be treated differently. Current government guidance or professional advice should be obtained where the correct position is unclear.

Keep a complete rent-review file

A well-organised record should demonstrate that the tenancy was eligible for an increase, the proposed amount reflected the market and the correct notice was served.

The file should include:

• the tenancy commencement date;
• the effective date of the previous increase;
• dated market comparables;
• a note explaining the valuation;
• a record of discussions with the tenant;
• the completed Form 4A;
• evidence of service; and
• subsequent correspondence or tribunal documents.

This record can help answer tenant queries, support a tribunal response and make the next annual review easier to manage.

Rent reviews require a balance of market knowledge, accurate administration and considered communication. Taking time to verify the dates, select appropriate evidence and explain the proposal can reduce uncertainty for both landlord and tenant.

Hawes & Co’s managed lettings service can assist with rent reviews, tenant communication and the day-to-day responsibilities involved in letting a property. Contact your local Hawes & Co branch to speak to one of our experienced lettings professionals.

This article provides general information and does not constitute legal advice. Requirements may vary according to the tenancy and circumstances. Landlords should consult the latest government guidance and obtain professional advice where necessary.