Form 4A Rent Increase Guide

Overview

From 1 May 2026, rent increases in England are governed by strict new rules under Phase 1 of the Renters' Rights Act 2025. Form 4A is the prescribed statutory form you must use to serve a rent increase notice on assured tenants in England.

Key Rules for Form 4A

Notice Period

You must give at least 2 months' notice in writing before the rent increase takes effect. This is an absolute minimum and is strictly enforced.

Frequency Limits

• No more than once per 12 months
• Landlords cannot serve Form 4A more frequently than annually

Reasonable Level Requirement

The proposed rent must be at a level you believe to be reasonable for the property. You must have a reasonable basis for the increase. Arbitrary or excessive increases may be challenged.

Protected Periods

You cannot serve a rent increase notice in the first 6 months of a new tenancy agreement. For existing tenancies that predate Phase 1, you have until the first anniversary of the Act coming into force to serve your first Form 4A under Phase 1 rules.

Step-by-Step: Serving Form 4A

Step 1: Check Eligibility

• Is this an assured tenancy (not excluded)?
• Are at least 12 months since the last rent increase?
• Is the tenancy at least 6 months old (or a renewal of an older tenancy)?
• Are you not in a protected period (e.g., first 6 months of a new tenancy)?

Step 2: Determine the New Rent

• Research comparable rents in your area for similar properties
• Consider condition, location, amenities, and local market rates
• Document your reasoning in case of dispute
• Ensure the proposed rent is reasonable under Phase 1 standards

Step 3: Complete Form 4A

Use the prescribed Form 4A. Include:

• Your name and address (landlord details)
• Tenant name(s) and address
• Property address
• Current rent amount
• Proposed new rent amount
• Date new rent is to take effect (minimum 2 months from service)
• Signature and date of service

Step 4: Serve the Notice

You must serve Form 4A in writing using one of these methods:

• Hand delivery to the tenant
• Post to the tenant's address (recorded delivery recommended)
• Email (if the tenant has agreed to email service)
• Any method agreed with the tenant in the tenancy agreement

Keep proof of service. If the notice is later disputed, you must prove the tenant received it within the required notice period.

Step 5: What Happens Next

The tenant has the right to refer the rent increase to the First-Tier Tribunal if they believe it is not at a reasonable level. If referred, the Tribunal may:

• Confirm the proposed rent
• Determine a different rent considered reasonable
• Reject the increase if not reasonable

The tenant can refer the matter up to 6 months after the new rent is due to take effect.

Common Mistakes to Avoid

• Wrong timing: Not allowing the full 2 months' notice
• Wrong form: Using an old Section 13 notice instead of Form 4A
• No reasonable basis: Increasing rent far above market without justification
• Poor record-keeping: Not keeping copies of the served notice
• Frequency breach: Serving more than one Form 4A per 12 months
• New tenancy trap: Serving notice within the first 6 months of a new tenancy

Rent Bidding and Advance Rent

Phase 1 introduces new rules:

• No rent bidding wars: You cannot ask or accept a higher rent than the advertised rent for a new tenancy
• Advance rent caps: You cannot charge more than 5 weeks' rent (for tenancies over £50,000 per year) as advance rent

These rules do not directly affect Form 4A service, but they affect the rents you can charge for new tenancies.

Key Dates

• 1 May 2026: Phase 1 takes effect. Form 4A becomes the prescribed form.
• Notice period: Minimum 2 months before new rent takes effect
• Tribunal referral window: Tenant has up to 6 months after new rent is due to refer to Tribunal

Sources

• Renters' Rights Act 2025 (c. 26)
• MHCLG Implementation Roadmap
• Housing and Planning Act 1988 (as amended)
• First-Tier Tribunal procedure rules

Disclaimer: This guide is based on the Renters' Rights Act 2025 and government guidance as at April 2026. It is not legal advice. For advice on your specific situation, consult a solicitor. This guide does not cover all exceptions, protected periods, or edge cases.