Form 4 vs Form 4A rent increase notices
Direct answer
Form 4 is the older Section 13 rent increase form used for notices served before 1 May 2026. Form 4A is the post-reform form for many private assured tenancy rent increases served on or after 1 May 2026.
| What to compare | Form 4 | Form 4A |
|---|---|---|
| When the notice was served | Before 1 May 2026 | On or after 1 May 2026, for private assured tenancies |
| Notice period | The notice period on a valid earlier Form 4 still applies | At least 2 months under the current private assured-tenancy process |
| If the new rent starts after 1 May 2026 | A valid earlier Form 4 may still take effect after that date | Check the service date first, then the proposed rent and start date |
Do not judge the form only by the date the new rent starts. The key first question is when the landlord served the notice.
A pre-1 May 2026 Form 4 notice may still take effect after 1 May if it was validly served under the old framework. A later notice should be checked under the new Form 4A route.
Both forms still need the correct tenant, property, rent, dates, and service. Both can be challenged at tribunal if the amount is above open market rent.
Tenants often receive an informal email first and a formal notice later. Treat those separately: the informal message may not increase rent by itself, while the formal notice starts the statutory clock if valid.
Keep the notice and any delivery evidence together. Identify when it was served, then use the relevant Form 4 or Form 4A guidance to check the proposed rent and dates.
Whichever form you received, compare the names, address, rent figure, start date and delivery evidence. Keep any previous rent-increase notice so you can check the interval between increases.
Legal information scope
This is legal information for private renters in England, not legal advice. Court outcomes depend on the documents, dates, evidence, and any procedural steps actually taken.
Related next steps
- Section 13 Form 4A
Read the post-reform notice guide. - Rent increase rules
See the broader Section 13 framework. - Rent increase checker
Apply the form-date split to your notice.
Related guidance inside this topic
- If your next step turns on section 13 rent increase rules, read section 13 checker.
- For the dates, forms, and evidence behind section 13 rent increase rules, see section 13 rent increase timing guide before you respond.
- If this issue overlaps with section 13 rent increase rules, check rent increase above market rate to compare the legal tests.
- For a fuller breakdown of section 13 rent increase rules, use rent tribunal evidence guide for the underlying rule set.
- If you need the route-specific rules on section 13 rent increase rules, start with Section 13 Form 4A: rent increase guide for tenants so you can check the dates and documents against your own case.
Sources used for this guide
These are primary legislation and public guidance sources that support the legal-information framework used on this page.
- Housing Act 1988
Primary statute for assured tenancies, Section 8 possession notices, Schedule 2 grounds, and legacy Section 21 rules. - Renters' Rights Act 2025
Primary reform statute referenced by these guides for the 2026 private rented sector changes in England. - GOV.UK: assured periodic tenancy rent increases
Current government guidance for tenants on Form 4A, section 13 rent increases, and First-tier Tribunal challenges.
Related articles
- Section 13 Form 4A: rent increase guide for tenants
Section 13 Form 4A explained for tenants in England: when landlords use it, notice period, once-per-year rule, tribunal challenge, and evidence. - Section 13 rent increase notice period
Section 13 rent increase notice periods in England: Form 4A, monthly tenancies, 2026 rules, tribunal deadline, and invalid notice checks. - Rent review clause vs Section 13 notice
Rent review clause vs Section 13 notice after the Renters' Rights Act: what tenants should check before accepting a rent increase. - Rent increase above market rate: tenant options
Rent increase above market rate? How tenants can compare evidence, use the tribunal route, check Section 13/Form 4A, and avoid accidental agreement. - Open market rent evidence for tribunal
How tenants can prepare open market rent evidence for a First-tier Tribunal rent increase challenge: comparables, condition, location, and timing.
Common questions
- Which form matters if the notice was served in April 2026 but rent starts in June?
- The service date is the starting point. A valid pre-1 May 2026 Form 4 notice can still matter after 1 May.
- Can I ignore the wrong form?
- Do not simply ignore it. Keep paying the existing lawful rent, check the defect, and get advice if the landlord threatens arrears action.
- Does either form stop me challenging the amount?
- No. A procedurally valid notice can still be referred to the First-tier Tribunal if the proposed rent is above open market rent.
Use the interactive checker on getrentersrights.com for the full step-by-step result.
