Tenancy & the law

Section 13 Rent Increase Date Checker (Form 4A)

Since 1 May 2026 there is one way to raise the rent on a private periodic tenancy in England: a Section 13 notice on Form 4A. Most notices that fail, fail on a date. Put in a few dates and see the earliest day the new rent can start, and the latest day to hand the notice over.

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When did the tenancy start?

How often is rent paid?

Has the rent gone up during this tenancy?

When will your tenant get the notice?

If you post it, use the day they will receive it, and allow a few extra days.

Current rent (optional)

Proposed rent (optional)

Enter when the tenancy started to see your dates.

The three date rules on Form 4A

Two months' notice. Your tenant must get the notice at least two months before the new rent starts.
Once a year. The first increase can't start until 52 weeks after the tenancy began, and each later one at least 52 weeks after the last. Sometimes it's 53 weeks, so increases stay on the same yearly cycle (Form 4A, Note A3). If there has been an earlier increase since 2003, we use 53 weeks to stay on the safe side.
Start of a rental period. If rent is due on the 20th, the new rent starts on the 20th.

Rent last went up before 1 May 2026?

GOV.UK says to wait at least a year from that increase, whether it came from a Form 4 notice or a rent review clause. A rent review clause increase that was agreed before 1 May 2026 but due after it does not apply.

More on pricing the increase and what the tribunal can do in our guide to Section 13 rent increases, and every Renters' Rights Act date in the timeline.

General information for landlords in England, not legal advice. Check the current Form 4A notes on GOV.UK before you serve. Dates follow Form 4A (05.26) Note A and the GOV.UK rent increases guide, checked on 20 October 2026. Where two months on lands on a day the month doesn't have (31 December to February), the checker uses the 1st of the next month, the later and safer date. If there has been an earlier increase since 2003, or you're not sure, it uses 53 weeks after the last increase for the same reason.

Questions landlords ask

Straight answers to the questions behind this calculator. The Padlord blog goes deeper on every topic here.

Do I still need a Section 13 notice if my tenant agrees?

GOV.UK says yes: follow the Section 13 process every time, even when you've agreed the increase.

Can I email the notice?

Only if your tenancy agreement allows it. Otherwise hand it over, leave it at the property or use registered post, and keep proof.

What if my tenant challenges it?

They can ask the First-tier Tribunal before the start date. The tribunal can't set more than the rent on your notice, and the tenant doesn't pay the new amount until it decides.

Does this work in Wales or Scotland?

No. This checker is for England only.

Is Form 4 still right?

For private landlords, no. Form 4A replaced it on 1 May 2026; Form 4 is now for social housing.

Deposit capWork out the maximum tenancy and holding deposit you can legally take under the Tenant Fees Act: 5 or 6 weeks' rent, plus a one week holding deposit.Section 8 notice periodsPick your situation and see the Section 8 grounds that apply under the Renters' Rights Act, the notice period, and mandatory vs discretionary.

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