Can the rent go up now, and from what date? Five questions on Form 4A and the 52 weeks

A landlord wants more rent and you need to know whether it can go up yet, which form to use and the earliest date the new rent can start. Since 1 May 2026 a private assured tenancy in England can only have its rent raised by a section 13 notice on Form 4A, once a year, with at least two months' notice. This questionnaire asks who the landlord is, what happened to the rent last, whether 52 weeks have passed and where the notice has got to. It follows section 13 of the Housing Act 1988 and GOV.UK's guidance, read on 2 October 2026.

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Can this rent go up, and when?

Answer each question. Some questions appear only when an earlier answer makes them relevant. Nothing you choose leaves this page.

1. Who is the landlord of this tenancy?ChooseA private landlord, with the home in EnglandA housing association letting it as social housing
2. What was the last change to the rent?ChooseNo increase since the tenancy beganAn increase by Form 4 or 4A notice, or set by the tribunalA review clause increase that took effect before 1 May 2026A review clause increase agreed before 1 May 2026, due after itA Form 4 served before 1 May 2026, new rent starting after it
3. Will 52 weeks have passed by the start date you want, counted from the tenancy start or the last increase?ChooseYes, 52 weeks will have passedNo, not yet
4. Where have you got to with the notice?ChooseNothing served yetForm 4A served, and the start date has not arrivedThe tenant has applied to the tribunal
5. Is the start date on the form the first day of a rent period, at least two months after the day it was served?ChooseYes, bothNo, or I am not sure

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The outcome is the rule as our guides and the sources named set it out, applied to the answers you gave. It is not advice on your own case.

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The questions, and why each is asked

1. Who is the landlord of this tenancy? Section 13 of the Housing Act 1988 as amended does not cover an assured tenancy of social housing let by a private registered provider. GOV.UK says those tenancies keep the old forms until 2027 at the earliest.

2. What was the last change to the rent? GOV.UK says the rent cannot go up until at least a year after the last increase took effect, whether it came by a notice or a review clause, and treats notices given before 1 May 2026 differently. This question appears only when an earlier answer makes it relevant.

3. Will 52 weeks have passed by the start date you want, counted from the tenancy start or the last increase? Section 13(2) sets the gap: 52 weeks after the first period of the tenancy began, or after the last increase took effect. Some weekly tenancies need 53 weeks. This question appears only when an earlier answer makes it relevant.

4. Where have you got to with the notice? Under section 13(4) the new rent takes effect on the date in the notice unless the tenant applies to the tribunal before it, or both sides agree a lower rent or no change. This question appears only when an earlier answer makes it relevant.

5. Is the start date on the form the first day of a rent period, at least two months after the day it was served? Section 13(2) requires the new rent to begin a new period of the tenancy no earlier than two months after service. GOV.UK says a tenant can ask the tribunal to rule on whether a notice is valid. This question appears only when an earlier answer makes it relevant.

Every outcome, and the rule behind it

Social housing: use Form 4, not Form 4A

Reached when: "Who is the landlord of this tenancy?" answered "A housing association letting it as social housing".

Section 13 of the Housing Act 1988, as amended by the Renters' Rights Act 2025, excludes an assured tenancy of social housing where the landlord is a private registered provider. GOV.UK's assured tenancy forms page, read on 2 October 2026, says those tenancies keep the old forms, now called the forms for social housing assured tenancies, because the changes will not apply to them until 2027 at the earliest. Form 4 is the landlord's notice proposing a new rent for them.

• Download Form 4 from the social housing section of GOV.UK's assured tenancy forms page.
• Check the housing association's own rent setting rules before proposing a figure.
• Do not use Form 4A for this tenancy: GOV.UK says Form 4A is for private lets.

Source: Housing Act 1988 section 13(1) and (4C) as amended (legislation.gov.uk); GOV.UK, Assured tenancy forms; read 2 October 2026. The working is in Section 13 rent increase.

The old Form 4 still stands: the next rise waits a year from it

Reached when: "What was the last change to the rent?" answered "A Form 4 served before 1 May 2026, new rent starting after it".

GOV.UK's guide for landlords, read on 2 October 2026, says a Form 4 notice given before 1 May 2026 still applies, with the notice period and rent in it, even if the new rent starts after that date. The tenant can still challenge it at the First-tier Tribunal. The next increase cannot take effect until at least a year after this one does: GOV.UK's example is rent raised from 1 February 2026 that cannot rise again before 1 February 2027.

• Let the Form 4 increase take effect on its date, and do not serve a Form 4A on top of it.
• Diarise 52 weeks from the date the new rent starts as the earliest date for the next rise.
• Serve the next notice on Form 4A at least two months before that date.

Source: GOV.UK, Assured periodic tenancies: a guide for landlords, Rent increases; Housing Act 1988 section 13(2)(c); read 2 October 2026. The working is in Section 13 rent increase.

The review clause increase will not apply: serve Form 4A instead

Reached when: "What was the last change to the rent?" answered "A review clause increase agreed before 1 May 2026, due after it".

GOV.UK's guide for landlords, read on 2 October 2026, says that if a rent review clause increase was agreed before 1 May 2026 but takes effect after it, "the increase will not apply". Section 13(4A) of the Housing Act 1988 now gives no effect to any term that raises the rent other than by notice, determination or agreement after one. The rent stays as it is until a Form 4A notice takes effect, at least two months after service and at least 52 weeks after the last increase.

• Tell the landlord and tenant in writing that the clause increase will not be collected.
• Stop or correct any standing order or rent demand already set to the clause figure.
• Serve Form 4A for the new figure once the 52 weeks and two months can both be met.

Source: GOV.UK, Assured periodic tenancies: a guide for landlords, Rent increases; Housing Act 1988 section 13(4A) (legislation.gov.uk); read 2 October 2026. The working is in Lettings compliance checklist 2026 (England).

Not yet: the new rent cannot start until 52 weeks have passed

Reached when: "Will 52 weeks have passed by the start date you want, counted from the tenancy start or the last increase?" answered "No, not yet".

Section 13(2) of the Housing Act 1988 says the new rent cannot begin earlier than 52 weeks after the first period of the tenancy began, or after the last increase took effect. GOV.UK, read on 2 October 2026, says you cannot raise the rent in the first year of the tenancy. You can serve Form 4A before then, as long as the start date passes all three tests: two months after service, the 52 weeks, and the first day of a rent period.

• Count 364 days from the tenancy start or the last increase, then move to the next rent day.
• Serve Form 4A at least two months before that rent day, allowing time for delivery.
• If the rent has been raised by notice before, check whether section 13(3B) makes it 53 weeks.

Source: Housing Act 1988 section 13(2), (3A) and (3B) (legislation.gov.uk); GOV.UK, Assured periodic tenancies: a guide for landlords, Rent increases; read 2 October 2026. The working is in Section 13 rent increase.

The tribunal sets the rent, and nothing is backdated

Reached when: "Where have you got to with the notice?" answered "The tenant has applied to the tribunal".

Under section 14ZB of the Housing Act 1988, the tribunal's rent is the open market rent if lower than the proposed rent, and otherwise the proposed rent. If the decision comes after the start date in the notice, the new rent begins with the first rent period starting on or after the decision; for hardship the tribunal can set a date within two months of it. GOV.UK, read on 2 October 2026, gives the tenant's fee as £47 and the landlord 28 days to respond on form MR2.

• Keep collecting the existing rent until the tribunal decides.
• Reply on form MR2 within 28 days, with agreed rents for similar homes nearby.
• When the decision arrives, find the first rent day on or after it and diarise 52 weeks from then.

Source: Housing Act 1988 section 14ZB (legislation.gov.uk); GOV.UK, Apply for an open market rent determination; read 2 October 2026. The working is in Section 13 rent increase.

Check the notice: a wrong start date can make it invalid

Reached when: "Is the start date on the form the first day of a rent period, at least two months after the day it was served?" answered "No, or I am not sure".

Section 13(2) of the Housing Act 1988 requires the new rent to begin a new period of the tenancy at least two months after the notice is served. GOV.UK's tribunal page, read on 2 October 2026, says a tenant can challenge the validity of the notice, for example for not giving at least two months, and that if the tribunal finds it invalid the tenant does not need to pay the new rent. A fresh Form 4A with a correct date costs two more months.

• Check the service date against the start date: two months, then the first day of a period.
• If it fails, serve a fresh Form 4A with a date that passes all three tests.
• Tell the tenant in writing which notice now applies, and keep proof of service.

Source: Housing Act 1988 section 13(2) (legislation.gov.uk); GOV.UK, Apply for an open market rent determination; read 2 October 2026. The working is in Section 13 rent increase.

The notice stands: the new rent starts on its date unless challenged

Reached when: "Where have you got to with the notice?" answered "Form 4A served, and the start date has not arrived".

Under section 13(4) of the Housing Act 1988, the rent in a valid Form 4A takes effect on the date in the notice unless, before that date, the tenant applies to the First-tier Tribunal or both sides agree a lower rent or no change. GOV.UK's tribunal page, read on 2 October 2026, says the tenant must apply before the start date and pays £47. If no application arrives, collect the new rent from the start date.

• Update the rent demand and standing order details to start on the date in the notice.
• Keep the signed form and the proof of service with the tenancy file.
• If the tenant offers a lower figure, record any agreement in writing.

Source: Housing Act 1988 section 13(4) (legislation.gov.uk); GOV.UK, Apply for an open market rent determination; read 2 October 2026. The working is in Lettings compliance checklist 2026 (England).

Yes: serve Form 4A with a start date that passes three tests

Reached when: any other set of answers.

Since 1 May 2026 the rent on a private assured tenancy in England goes up only by a section 13 notice on Form 4A, GOV.UK says every time, even if the tenant has agreed. Under section 13(2) of the Housing Act 1988 the start date must be at least two months after service, at least 52 weeks after the tenancy began or the last increase took effect, and the first day of a rent period. Email service is allowed only if the agreement allows it. Read on 2 October 2026.

• Discuss the figure with the tenant first, as GOV.UK advises, and agree it with the landlord in writing.
• Run the three date tests and enter the start date at question 4.6 of Form 4A.
• Serve it in person, by post, or by email if the agreement allows, and record the date and method.

Source: Housing Act 1988 section 13(2) (legislation.gov.uk); GOV.UK, Assured periodic tenancies: a guide for landlords, Rent increases; GOV.UK, Assured tenancy forms; read 2 October 2026. The working is in Section 13 rent increase.

How to use the result

If the answer is to serve Form 4A, run the three date tests on the tenancy itself before you fill in question 4.6, and keep the sum on file. Put two dates in the diary: the last day to serve and keep the start date you want, and the start date itself, which is the tenant's deadline for a tribunal application. Record how and when the form was served. Run the questionnaire again if the tenant applies to the tribunal, because the start date then moves.

The outcome applies the rule to the answers given; it cannot see the facts behind them. Where an answer is a judgement, or the facts are unusual, the outcome may not fit. This page is general information, not legal advice.

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