Renters' Rights Act · Section 13 · Form 4A

Justify every rent increase with evidence a tribunal respects. Free for letting agents.

Since 1 May 2026 every rent increase in England goes through Form 4A, and tenants can challenge it at the First-tier Tribunal for £47. Rent Evidence builds the case in under a minute, under your own logo.

  • Agreed lets nearby from agents' own websites, matched on bedrooms and property type, last 6 months
  • Official ONS benchmark: average rent and annual change for the local authority and bedroom count
  • Correct Form 4A dates: earliest start date and serve-by date, with the 52-week and first-year rules applied
  • Branded PDF for the landlord file and the tenant conversation

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The rules from 1 May 2026

The Renters' Rights Act changed how rent goes up for private assured tenancies in England. These are the points every agent now has to get right.

Form 4A onlyThe section 13 notice (Form 4A) is the only valid way to propose a new rent. Rent review clauses in tenancy agreements no longer apply, even if the tenant agrees.
Two months' noticeThe tenant must receive the notice at least two months before the new rent starts, and it must start on the first day of a rental period.
Once a yearAt most one increase in any 52 weeks, and none in the first year of the tenancy.
Market rent capThe proposed rent should not be above open market rent. Tenants can refer it to the First-tier Tribunal, which can confirm or reduce it, never raise it, and the new rent is not backdated.
Evidence mattersTribunals weigh achieved rents for comparable homes above asking prices. In a study of 200 tribunal decisions, 73% set the rent below the landlord's figure, and almost half recorded evidence problems.

How it works

One screen in, a tribunal-ready evidence pack out.

Enter the property

Postcode, house number, bedrooms, type, current rent and the rent you propose.

See the evidence

Comparable lets agreed nearby in the last six months, current asking rents, the ONS local benchmark, and the property's own EPC size and rating.

Get the verdict and the dates

Whether the evidence supports the figure, and the earliest valid start and serve-by dates for Form 4A.

Download the branded pack

Your logo, your contact details, ready for the landlord, the tenant or the tribunal bundle.

When you want more

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Your patch, mapped

Rents, yields, sold prices, demographics and planning activity for every postcode sector you cover.

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