It is the form a landlord uses to propose a new rent for an assured periodic tenancy in England, under section 13 of the Housing Act 1988.

How much notice does Form 4A need?

At least two months before the increase is due to start.

Can a tenant challenge a Form 4A?

Yes. If the tenant thinks the rent is above the open market rent they can apply to the First-tier Tribunal.

What is a Form 4A (Section 13) notice?

The form a landlord in England uses to propose a new rent for a periodic tenancy.

By Charles Worth · Last checked 29 October 2026

Form 4A is the "Landlord's notice proposing a new rent". A landlord of an assured periodic tenancy in England uses it to increase the rent under section 13 of the Housing Act 1988. GOV.UK says this process must be followed for every increase, even if the tenant has already agreed to it.

What the notice has to do

Be given to the tenant at least two months before the increase is due to start.
Propose the new rent. The form itself includes guidance on how to complete it, so use the official Form 4A.

How it can be served

GOV.UK says the form can be delivered in person, by post, or by email if the tenancy agreement allows email.

How often

Only once a year, and not in the first year of the tenancy. See how often a landlord can increase the rent and the Section 13 guide for the 52 and 53 week rules.

If the tenant thinks the rent is too high

If the tenant thinks the proposed rent is above the open market rent, they can apply to the First-tier Tribunal, which sets the rent. GOV.UK's page does not state a deadline for applying, so act before the increase is due to start. GOV.UK's guide to the Renters' Rights Act adds that the tribunal cannot set the rent above the amount the landlord proposed.

Older notices

GOV.UK says a Form 4 served before 1 May 2026 keeps its own notice period and increase, and tenants can still challenge it at the tribunal. A rent increase under a rent review clause that was agreed before 1 May 2026 but takes effect afterwards does not apply.

Work out the dates

The Section 13 calculator finds the earliest date a rent increase can start.

Common questions

What is a Form 4A?: It is the form a landlord uses to propose a new rent for an assured periodic tenancy in England, under section 13 of the Housing Act 1988.
How much notice does Form 4A need?: At least two months before the increase is due to start.
How can a Form 4A be served?: In person, by post, or by email if the tenancy agreement allows email, according to GOV.UK.
Can a tenant challenge a Form 4A?: Yes. If the tenant thinks the rent is above the open market rent they can apply to the First-tier Tribunal.