Section 13 Notice Generator and Form 4A Date Checker

What is a Section 13 notice?

A Section 13 notice is the legal mechanism under the Housing Act 1988 (s.13) for increasing the rent on an assured periodic tenancy in England. After the Renters' Rights Act 2025 came into force on 1 May 2026:

• the notice must be served on the prescribed Form 4A — rent review clauses in the tenancy agreement no longer work for increases;
• you must give at least 2 months' notice (up from 1 month);
• the new rent starts on the first day of a rental period;
• rent can only increase once in any 12-month period, and not in the first 12 months of the tenancy;
• the tenant can challenge the increase at the First-tier Tribunal, and the increase is suspended until the tribunal decides.

Serve the increase using the official Form 4A from GOV.UK — this generator drafts the content you transcribe into it.

Rent increase rules by UK region

England and the other UK nations have different rules. Compare them on the rent increase checker, or read the regional guides below.

Form 4A guide · Form 4A checklist · England (Form 4A) · Wales (RHW12) · Scotland (3 months) · Northern Ireland (3 months)

Before serving Form 4A: five checks that prevent avoidable errors

1. Use the current prescribed form. For a private assured tenancy in England, a notice served on or after 1 May 2026 should use Form 4A (05.26).
2. Count two calendar months. The earliest date is calculated from the service date, not by assuming that 60 days always equals two months.
3. Match the tenancy period. The new rent must begin at the start of a tenancy period. That may be the 1st, but it can be another date.
4. Check the annual restriction. The first increase and later increases are normally separated by at least 52 weeks; the official notes explain the 53-week anniversary edge case.
5. Keep evidence of service. Record when and how the tenant received the notice, and retain a copy of the signed form.

Already received or prepared a notice? Run the interactive Form 4A validity checker.