How to Serve a Section 13 Rent Increase Notice in East London
By Azeem S. | Created on 2nd November 2026
If you’re renting out property in East London or Essex, you might wonder when it’s right to increase the rent and how to follow the correct legal steps. On 1 May 2026, changes introduced under the Renters’ Rights Act confirmed that a Section 13 notice is now the only lawful route for raising rent.
If your Stratford or Barking property’s rent has remained at the same level for some time, and no longer aligns with market values for the area you might consider a rent increase. Or maybe you need to charge more rent to cover increased mortgage interest payments on your rental property in Woodford or Romford.
Precautions to take before serving a rent increase notice
Whatever your reasons, think carefully before you attempt to increase the rent your tenants pay. Be respectful and tactful when suggesting a rent increase. While your request might be reasonable, money can be a thorny subject. Your tenant hasn’t done anything wrong – and they have certain rights.
You could jeopardise your relationship with good tenants who regularly pay on time, or push them into financial difficulties if they’re affected by the cost of living crisis. If increasing the rent prompts them to move on, you could lose money while searching for a new tenant.
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Whatever you decide, it’s worth knowing the rules about how to raise the rent – when you can suggest an increase and what to do next.
Can You Increase The Rent By Mutual Agreement?
In every meaningful sense, no.
In principle, it is still possible to mutually agree a rent increase, but it is not legally enforceable. Should a tenant later dispute the rent increase, without a Section 13, the rent increase will not hold up – which could be a disaster for your rental income.
Using a Section 13 ensures that you have followed the correct steps and included all of the required information, such as the new rental amount and the date the rent increase commences. You will also need to provide at least two months’ notice for the rent increase.
Why Rent Review Clauses No Longer Work in 2026
Historically, landlords could include rent review clauses in the tenancy agreement but as of 1 May 2026, rent review clauses have been abolished under the Renters’ Rights Act. Using a Section 13 notice is now the only valid route for introducing rent increases.
Any previous tenancy agreements that included rent increase clauses should have been replaced to reflect the new rules. All tenancies are also periodic assured tenancies in England, so it is no longer possible to wait until the end of a fixed term to set up a new tenancy agreement with a higher rent.
What is a Section 13 Rent Increase Notice?
A Section 13 rent increase notice is the legal document provided on the gov.uk website that should be used by a landlord to propose a rent increase. This is now the sole route for rent increases, with rent increase clauses no longer allowed.
Since 1 May 2026, landlords are required to use the Form 4A instead of the previous version, Form 4. As Section 21 evictions have been abolished, landlords can no longer serve no-fault evictions and must follow the Section 8 eviction process instead, making it harder to evict tenants to rent the property out to alternative tenants at a higher rent amount.
How Much Notice Must a Landlord Give Under Section 13?
The Renters’ Rights Act has changed the rules around notice periods for rent increases, requiring a minimum of 2 months’ written notice for all Section 13 rent increases. The notice period previously depended on rent payment frequency but this is no longer the case.
How Much Can A Landlord Increase The Rent By?
The Renters’ Rights Act has made it easier for tenants to challenge a rent increase that they believe to be unfair. They can use a First-tier Tribunal to have the increase assessed to check that it is a fair rental amount based on similar properties in the area.
This means it is more important that landlords carefully consider rent increase amounts and research the local rental market to understand what a fair amount is.
If the tenant challenges the increase through a tribunal, the landlord may be asked to provide evidence of how they calculated the proposed new rent amount.
Prior to the Renters’ Rights Act changes, a First-tier Tribunal could determine that fair rent is higher than the amount proposed, but now a tribunal will never rule that a higher amount than the Landlord’s proposed amount should be set.
Landlords can ask estate agents to provide guidance on rental prices to help choose an amount that is in line with the local market.
The Renters’ Rights Act 2025 legislation restricts rent increases to one increase in a 12-month period. As mentioned in the previous sections, landlords must also provide two months’ written notice of a rent increase.
What Should I Think About When Deciding On A Rent Increase?
Consider your area’s rent levels when deciding on a fair increase. If you charge too much, your tenant will probably go elsewhere, and you will struggle to find a new one. You also risk your tenant challenging the increase through a First-tier Tribunal, as they now have the right to challenge without facing eviction or other consequences.
After analysing the market, if you find you are charging too little, you should explain this to your tenant. They will probably accept the increase if they understand that by vacating the property, they will be paying the same rate elsewhere.
How Do I Serve A Section 13 Rent Increase Notice?
To serve a Section 13 notice on your tenant, you must fill out Form 4A which can be downloaded from the gov.uk website. You can send the notice via post to the tenant’s address or hand-deliver it.
What If My Tenant Refuses To Pay The Increased Rent?
With Section 21 “no-fault” evictions now abolished, this is no longer a route available to landlords to use over rent disputes. If the tenant challenges the rent increase through a First-tier Tribunal, the outcome will be decided through that process. If the result is that the rent increase is confirmed by the Property Chamber, if your tenant still refuses to pay, they may decide to end their tenancy by giving 2 months’ notice.
In the situation where the tenant continues paying the previous rent amount but the First-tier Tribunal approved a rent increase to a higher amount, this means that they will be accumulating rent arrears, in which case you can use a Section 8 notice citing Ground 10 rent arrears.
Eviction proceedings are a last resort, so it is important to explain to your tenant that they have the option to challenge through a First-tier Tribunal and that determines the new lawful rent amount.
Frequently Asked Questions
Can landlords increase the rent without a Section 13 notice?
No, using a Section 13 notice is now the only enforceable route for raising rent, rent increase clauses have been removed under the rules of the Renters’ Rights Act, so landlords should always use a Section 13 Form 4A.
How much of a rent increase is legal?
There’s no legal limit on how much a landlord can increase the rent by, however, it must be ‘fair and reasonable’. Look to the market rents of comparable properties in your local area as a guide. A First-tier Tribunal can longer determine a higher than proposed rent, so this should be considered when deciding on a rent increase amount.
How many times can a landlord increase rent in a year?
Landlords can only issue a rent increase notice once in 12 months for assured periodic tenancies.
Where Can I Find Out More?
Read about rent increases and other helpful information for landlords on the gov.uk website. The Shelter website also lays out the process.
We Can Help
If you are a new landlord, Sandra Davidson can advise you about the trickier areas of renting out a property, including rent increases and the market rates for properties in Ilford, Redbridge, Newham and Tower Hamlets. We’d also be happy to tell you how we can manage the process.
We offer a rent guarantee scheme for landlords who don’t want to worry about rent increases. Your property is leased to us for 1 to 5 years. We guarantee a rental income for your property in East London, whether occupied or vacant. You get paid monthly, with no rent breaks or stops, ensuring excellent rental yields. Explore our guaranteed rent services in Harrow, Barnet, Enfield, Ealing, Luton & beyond.
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Azeem S.
I began as a junior apprentice in a corporate estate agents in 2006 have been working in the property sector since, so over 14 years of experience. I have worked in a range of industries from Property sales and lettings, to construction, development, commercial sales and lets as well as facilities management and maintenance. I have a degree in Economics, enjoy keeping fit and healthy, support Man Utd and have a young family.
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