Is my Section 13 notice valid? A 2026 checklist for tenants in England

Last checked 21 October 2026 against GOV.UK, legislation.gov.uk, Shelter and Citizens Advice. England only. Not legal advice.

If you rent privately in England and your landlord wants to put the rent up, they normally have to serve a section 13 notice (named after section 13 of the Housing Act 1988). Since 1 May 2026, when the Renters' Rights Act changes started, this is the only way rent can go up for most private tenants - even if your tenancy agreement has a rent review clause.

A notice that gets the rules wrong may be invalid. If it is invalid, your rent cannot go up until your landlord serves a new, valid notice. Here is what to check.

The checklist

1. Is it on Form 4A? Private landlords must use Form 4A, "Landlord's notice proposing a new rent for assured tenancies in the private rented sector", or a form substantially to the same effect. A text message or a quick email saying "rent is going up" is unlikely to be enough.
2. Did you get at least 2 months' notice? The new rent cannot start until at least two months after the notice was served.
3. Has it been at least 52 weeks since your last increase? Rent can only go up once a year. This includes increases that happened before 1 May 2026, and increases under a rent review clause.
4. Is it at least 52 weeks since your tenancy started? Your landlord cannot increase the rent in the first year of the tenancy.
5. Does the new rent start on the first day of a rent period? For example, if your monthly tenancy started on the 20th, the new rent should start on the 20th.
6. Are your details right, and is it signed? GOV.UK says a valid notice must include your correct details, such as name and address, and be signed by the landlord.

Who these rules apply to

These rules cover private assured tenants in England - most people who rent from a private landlord who does not live with them. Different rules apply if you live with your landlord, rent from the council or a housing association, or your tenancy started before 15 January 1989. Wales, Scotland and Northern Ireland have their own rules.

What if my notice was given before 1 May 2026?

Notices served before 1 May 2026 follow the old rules (often Form 4 and one month's notice for a monthly tenancy), even if the new rent starts after that date. Get advice if you are unsure.

What if the notice is valid?

A valid notice doesn't mean you have to accept the amount. You can negotiate with your landlord, or ask the First-tier Tribunal to decide the open-market rent - but you must apply before the new rent start date. See our guide to challenging a rent increase at the tribunal.

Frequently asked questions