Section 13 Form 4A: rent increase guide for tenants
Direct answer
Form 4A is the post-1 May 2026 prescribed notice route for many private assured tenancy rent increases in England. The landlord must use the correct process, give the required notice, and the tenant can apply to the First-tier Tribunal before the new rent starts if the amount is above open market rent.
Form 4A is used when a landlord proposes a new rent under the Section 13 process for an assured tenancy in the private rented sector. It replaced the older form route for notices served after the reform date.
Check the notice date, proposed start date, rent amount, property address, names, and whether there has already been a rent increase in the last 12 months.
Even where the form is procedurally correct, the tenant may be able to challenge the amount at the First-tier Tribunal before the effective date. Comparable local rents and property condition evidence matter.
Someone searching for Form 4A is usually asking whether the post-reform statutory notice is valid. This page therefore focuses on the prescribed notice route, the new rent start date, the once-per-year control, and the tenant's tribunal window.
This page is the Form 4A deep-dive. The Form 4 vs Form 4A page is for tenants comparing old and new forms, especially around the 1 May 2026 transition date.
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
- Run the rent increase checker
Check form, date, notice period, and frequency. - Form 4 vs Form 4A
Compare old and new notices. - Open market rent evidence
Prepare for a tribunal challenge.
Related guidance inside this topic
- If your next step turns on section 13 rent increase rules, read rent increase checker.
- For the dates, forms, and evidence behind section 13 rent increase rules, see rent increase rules guide before you respond.
- If this issue overlaps with section 13 rent increase rules, check tenant rights guide to compare the legal tests.
- For a fuller breakdown of section 13 rent increase rules, use rules before and after May 2026 for the underlying rule set.
- If you need the route-specific rules on section 13 rent increase rules, start with Renters' Rights Act guide 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. - Citizens Advice: renting privately
Independent advice guidance for private renters, including deposits, rent increases, repairs, eviction, and landlord disputes.
Related articles
- Section 21 abolished: what happens now?
The transition guide for pre-cutoff notices, the 1 May 2026 changeover, and when possession analysis switches to Section 8. - Form 4 vs Form 4A rent increase notices
Form 4 vs Form 4A rent increase notices in England: which form applies before and after 1 May 2026, notice timing, and tribunal rights. - 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. - Renter questions answered
Plain-English answers to the most-asked questions from private renters in England: eviction, deposits, rent increases, repairs, illegal eviction, and pets. - Tenant checklist England 2026
A stage-by-stage checklist for issues before move-in, during the tenancy, and at move-out.
Common questions
- Is an email the same as Form 4A?
- No. An informal email is not the prescribed Section 13 notice. Keep it, but check whether a formal Form 4A was also served.
- Can I challenge a valid Form 4A?
- Yes, if the amount is above open market rent. The challenge must usually be made before the new rent takes effect.
- What if the landlord used Form 4 after 1 May 2026?
- The form date matters. A post-reform notice should be checked carefully if it uses the older form.
Use the interactive checker on getrentersrights.com for the full step-by-step result.