Landlord raising rent without Form 4A?
Written by the RentingRights team, based on official GOV.UK guidance. Last reviewed: 2 June 2026.
If your landlord has told you the rent is going up but has not given you the proper paperwork, the increase may not be valid. Under the Renters Rights Act 2025, there is now a strict process landlords must follow before they can lawfully raise your rent.
The official process uses Form 4A
Since 1 May 2026, a landlord who wants to raise the rent on a periodic tenancy must serve a Section 13 notice using the official Form 4A. This form sets out the proposed new rent and the date it would start. A text message, an email saying the rent is going up, or a clause buried in an old contract is not enough on its own. The form exists so that both sides have a clear, written record of what is being proposed and when.
The key rules
The new rules give tenants real protection. A landlord can only increase the rent once in any twelve month period, and must give you at least two months notice before the new rent begins. If your landlord tries to raise the rent more often than once a year, or skips the Form 4A altogether, the increase is open to challenge. The notice must also be filled in correctly, with the right dates and amounts, or it may not be valid.
What to do if there is no Form 4A
Start by checking the paperwork carefully. Look at the date you received any notice, the amount proposed, and the date the new rent is meant to start. If you have not been given a valid Form 4A, you do not have to start paying the higher amount. Put your position in writing, politely explain that the correct notice has not been served, and ask your landlord to follow the proper process. Keep a copy of everything you send.
Keep paying your current rent
While you sort out an invalid increase, keep paying your existing agreed rent in full and on time. This protects you from any suggestion of arrears. You are only disputing the increase, not your obligation to pay the rent you already owe.
Challenging a valid notice you think is too high
If a valid notice is served but you believe the new rent is above the local market rate, you can apply to the First tier Tribunal (Property Chamber) to decide a fair rent. The application is free, you do not need a solicitor, and the tribunal cannot set the rent higher than the amount your landlord asked for. Apply before the date the new rent is due to start, and bring evidence of what similar local properties let for.
You can read the official GOV.UK guidance on rent increases for the full detail, see our step by step guide on how to challenge a rent increase, or return to the RentingRights homepage for more free guidance.
Frequently asked questions
- What is Form 4A?
- Form 4A is the official Section 13 notice a landlord must use to propose a rent increase on a periodic tenancy in England. It sets out the proposed new rent and the date it would start.
- Can my landlord raise the rent by email or text?
- No. A text message, an email saying the rent is going up, or a clause buried in an old contract is not enough on its own. Since 1 May 2026 a valid increase on a periodic tenancy needs a properly served Form 4A.
- How often can my landlord increase the rent?
- A landlord can only increase the rent once in any twelve month period, and must give you at least two months notice before the new rent begins.
- Do I have to pay if there is no valid Form 4A?
- If you have not been given a valid Form 4A, you do not have to start paying the higher amount. Put your position in writing and ask your landlord to follow the proper process.
- Can I challenge a rent increase I think is too high?
- Yes. If a valid notice is served but you believe the new rent is above the local market rate, you can apply to the First tier Tribunal (Property Chamber). The application is free and the tribunal cannot set the rent higher than the amount your landlord asked for.
- How much notice must a Form 4A give me?
- A Section 13 notice served on Form 4A must give you at least two months notice before the proposed new rent starts, so you have time to consider whether to challenge it.
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Ask your question freeDisclaimer: RentingRights provides legal information only, not legal advice. This information reflects the law in England as of May 2026 and is sourced from GOV.UK under the Open Government Licence v3.0. Laws and guidance change, so always verify against current GOV.UK guidance before taking action. We are an independent service operated by Olivian Group Ltd and are not affiliated with or endorsed by the government. For advice on your specific situation, consult a qualified housing solicitor or contact Shelter on 0808 800 4444.