Section 13 notices: a landlord’s guide to rent increases under the Renters' Rights Act

With the introduction of the Renters’ Rights Act, Section 13 notices have become the central mechanism for increasing rent within a tenancy. This formal process ensures that any proposed change is handled within a clear legal framework, providing transparency for both landlords and tenants.

Landlords are now limited to serving one Section 13 notice within a 12-month period, and any increase must be supported by evidence that it reflects the prevailing market rate. Tenants, in turn, retain the right to challenge proposed increases through the First-tier Tribunal, making accuracy and preparation critical.

Understanding how to approach this process correctly is now an essential part of effective tenancy management.

The evolving role of Section 13 under the Renters’ Rights Act

Since the reforms came into effect, Section 13 has become the only lawful route for increasing rent. The removal of fixed-term tenancies, alongside more informal rent review mechanisms, has created a single, standardised process that all landlords must follow.

This shift introduces greater consistency across the sector, but it also requires a more structured and forward-thinking approach. The extended notice period, which is now a minimum of two months, means landlords must plan rent reviews well in advance, particularly where market conditions are changing.

Establishing a fair and defensible rent increase

A key consideration when proposing a rent increase is ensuring that it aligns with the local market. Evidence is crucial, particularly in light of the tenant’s right to challenge the increase through the tribunal.

Landlords should be prepared to demonstrate that the proposed rent is comparable to similar properties in the area, taking into account factors such as location, condition and amenities. A well-supported proposal not only reduces the likelihood of dispute but also reinforces a professional and transparent approach.

Serving a Section 13 notice: getting the details right

While the process itself is relatively straightforward, precision is essential at every stage. Before serving notice, landlords must confirm that at least 12 months have passed since the last increase. Failing to meet this requirement will invalidate the notice.

The notice must be issued using the prescribed Form 4, available via GOV.UK, and completed in full. This includes accurate details of the current and proposed rent, the date the new rent will take effect, payment frequency, and the relevant parties to the tenancy. Even minor errors can lead to complications or delays.

Timing is particularly important. The new rent must take effect on a valid rent date and only after the required two-month notice period has elapsed. Miscalculating this can result in the notice being ineffective, potentially delaying the increase by several months.

Record keeping and risk management

Given the more formalised nature of the process, maintaining clear and comprehensive records is increasingly important. Landlords should retain evidence of when the notice was served, the basis for the proposed increase, and all relevant tenancy details.

This audit trail will be invaluable if the tenant chooses to challenge the increase, as it provides a clear record of compliance with legal requirements.

What the changes mean in practice

The introduction of a single, structured process for rent increases represents a shift towards greater regulation and reduced flexibility. While the framework offers clarity, it also places more responsibility on landlords to ensure that each step is handled correctly.

With tenants having more time to respond and a clear route to challenge increases, disputes may become more common, and resolution timelines could extend. As a result, a proactive and well-prepared approach is essential.

Taking a strategic approach to rent reviews

In the current landscape, rent reviews should be approached as a planned and evidence-led exercise rather than a reactive adjustment. By reviewing local market conditions regularly, preparing well in advance and ensuring all documentation is accurate, landlords can implement increases with greater confidence and reduced risk.

Section 13 notices are now a core part of tenancy management, and understanding their role is key to operating effectively within the reformed private rented sector.

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.