Two months' notice
The new rent cannot start until at least two months after the tenant receives Form 4A.
Rent increase calculator
Work out a new rent, the earliest date it can legally start under the Section 13 rules for England, and how it compares with local rents. Updated for the Renters' Rights Act from 1 May 2026.
Your rent increase
EnglandNo current rent increase results. Enter the rent and tenancy dates, then calculate.
Enter the rent and tenancy dates, then calculate.
The new rent, the earliest date it can legally start and a local rent comparison will appear here.
Once every 52 weeks
No increase in the first 52 weeks of a tenancy, then no more than one increase every 52 weeks.
Starts with a rent period
The new rent must start on the first day of a rent period, and tenants can challenge above-market rents.
Common rent increase questions
How much can a landlord increase rent in England?
There is no fixed cap. Landlords propose a new rent with a Section 13 notice on Form 4A. If the tenant thinks it is above the open-market rent, they can apply to the First-tier Tribunal before the new rent starts. The tribunal decides the open-market rent and the new rent becomes the lower of that figure and the rent you proposed, so it cannot be set higher than your proposal.
How much notice do I need to give for a rent increase?
The new rent cannot start until at least two months after the notice is served, and it must start on the first day of a rent period. If you post the notice, allow extra days for it to arrive. This calculator treats first class post as received two working days after posting.
How often can rent be increased?
The first increase cannot start earlier than 52 weeks after the first rent period of the tenancy began. After that, each increase cannot start earlier than 52 weeks after the last one took effect. In some cases, where yearly increase dates have drifted more than six days earlier than the anniversary of the first increase, the gap is 53 weeks.
Can I still use a rent review clause in the tenancy agreement?
From 1 May 2026, rent increases for assured tenancies in England must go through the Section 13 process with Form 4A. The rent for a period cannot be higher than the previous period except through a Section 13 notice, a tribunal decision or an agreement that follows one.
What happens if the tenant challenges the rent increase?
The tenant must apply to the First-tier Tribunal before the new rent is due to start. If the tribunal decides after that date, the new rent starts from the first rent period on or after its decision. If paying straight away would cause the tenant undue hardship, the tribunal can set a later date within two months of its decision.
Does this calculator work for Wales, Scotland or Northern Ireland?
No. It follows the Section 13 rules for assured tenancies in England. Wales, Scotland and Northern Ireland have their own tenancy laws and rent increase processes.
Need the full Section 13 process?
Section 13 guideRead the guide to Form 4A, notice periods, tribunal challenges and the evidence to keep before you propose a new rent.
This calculator follows the Section 13 rules in the Housing Act 1988 as amended by the Renters' Rights Act 2025, for assured tenancies in England. It is general information, not legal advice. Local rents are ONS Price Index of Private Rents averages, not a valuation of your property.