Can a Landlord Increase Rent Without Section 13 in Central London in 2026?

The Renters’ Rights Act 2025 has brought the largest scale of legislative reforms in the private rented sector for many years and one of the questions we have been frequently asked is ‘can a landlord increase rent without Section 13?’ 

The answer to this is no, landlords cannot increase rent on assured shorthold tenancies without using a Section 13. This has been the case since 1 May 2026 when informal and contractual rent increases ceased to be valid.  

If you are a landlord with property in Central London areas such as St John’s Wood, Mayfair or Regent’s Park wondering what the new legal process is for raising rents, this guide explains the steps involved and the new rules to comply with. 

Is it Possible to Increase Rent Without Section 13? 

No, since 1 May 2026 new rules came into force, including a more formal process for landlords who want to increase the rent on their property. Previously, landlords could include rent increase clauses in tenancy agreements or could raise rent at the end of a fixed term. With fixed term tenancies now abolished and replaced with rolling, periodic tenancies, the only method for increasing rent is to use a Section 13 Form 4A for proposing a new rent on assured periodic tenancies. 

The new rules also require landlords to provide at least 2 months’ written notice of a rent increase and rent can only be increased every 12 months. 

What Is a Section 13 Notice? 

A Section 13 notice is the legal document used to propose a rent increase during a periodic tenancy under the Housing Act 1988. The document ensures that all the relevant information is included on the form, such as the proposed new rent amount and the date the new payment will commence. 

Landlords can download the form from the gov.uk website, complete the details and send the document to the tenant.  

Why Section 13 Is Now the Only Way to Raise Rent 

Under the Renters’ Rights Act, assured shorthold tenancies no longer exist, meaning that rent review clauses can no longer be included in the tenancy agreement. 

This table compares the new rules for rent increases compared to before the Renters’ Rights Act came into force: 

Can Rent Ever Be Increased Without a Formal Section 13 Notice? 

No, informal or verbal agreements are no longer valid and the only way that a landlord can legally increase rent is by using a formal Section 13 notice. Any other methods such as sending an email to a tenant is not a lawful way to increase rent and tenants would not be required to pay the increased rent amount until a valid Section 13 notice is served. 

How Does the Section 13 Rent Increase Process Work? 

To ensure that you follow the correct legal procedures for proposing a new rent amount, this is how the Section 13 process works and the steps to take: 

1. Check at least 12 months have passed since the tenancy started or the last increase 
2. Complete the prescribed Form 4A with the proposed rent and effective date 
3. Serve the notice giving at least 2 months’ notice before the new rent takes effect 
4. Tenant can accept, negotiate a lower figure, or refer the proposal to the First-tier Tribunal 
5. If unchallenged, the new rent takes effect automatically from the date on the notice 

Where to Find the Section 13 Notice Template (Form 4A) 

The prescribed Form 4A Section 13 notice template is available to download from the gov.uk website. It is important to use the latest version provided by the official government channels, as there are older versions still in circulation on different sources that do not reflect the new legislation under the Renters’ Rights Act 2025. 

The Form 4A document must include: 

• Landlord details  
• Tenant details 
• Letting agency details (if applicable) 
• Address of property 
• Current rent amount and frequency 
• The date the tenancy started 
• The date of the most recent rent increase 
• The new rent amount being proposed and frequency of payment 
• The date the new rent will start on 
• Landlord’s signature 

How Much Notice Must a Landlord Give? 

Landlords must now provide at least 2 months’ notice of a rent increase, which has increased from the 1 months’ notice prior to 1 May 2026. Additionally, rent can only be increased once in every 12-month period. 

What Happens If a Tenant Challenges the Rent Increase? 

Tenants have the option to challenge a proposed rent increase if they believe it to be unfair. To do this, they can apply to the First-tier Tribunal, which costs £47. The tribunal will determine whether the rent increase is fair and landlords will be required to provide evidence of the local market rent for similar properties to prove that the rent increase is fair. The tribunal can only confirm the proposed rent or set it lower, they will never award a higher rent figure than the proposed amount. 

What Happens If a Landlord Increases Rent Without Following the Correct Process? 

If a landlord does not follow the correct rent increase process, the rent increase is not enforceable, and the tenant will usually be entitled to continue paying the existing rent amount. Landlords who are found to not correctly follow processes may also be subjected to greater scrutiny from the local council. 

Section 13 Rent Increases for Landlords With Multiple Properties in Central London 

For landlords who own multiple properties in Central London, the new rules mean that tracking review windows across your portfolio and comparing rents across the local market becomes more important. Rent increase proposals must be backed up by evidence, so gathering and saving market rent data will be necessary. You might want to set up a tracking spreadsheet to ensure rent reviews are timed in line with the 12-month window or use a landlord app that does this for you. 

Using a managing agent such as Kubie Gold can help you to manage rent increase timings and compliance with responsibilities – find out more about our Landlords Services.  

Get In Touch 

As Section 13 is now the only legal route to follow for applying rent increases, it is important that you use the latest form and follow the process correctly to avoid tribunal disputes or risking issuing invalid notices. Contact Kubie Gold for lettings and property management support across Central London areas including Marylebone,FitzroviaandBaker Street. 

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