How landlords can propose a fair rent increase in England
Practical guide for landlords on proposing a fair rent increase using Form 4A, market rent evidence and clear communication.
- A fair rent increase should be supportable by open market rent evidence.
- Landlords in England must follow the section 13 process using Form 4A and at least two months’ notice.
- Comparable evidence can help landlords explain and support a proposed rent.
A fair rent increase is easier to explain when it is based on evidence. If you are a private landlord in England, the key question is whether the proposed new rent is supportable by the open market rent for similar homes.
You also need to follow the correct process. GOV.UK guidance says landlords must use Form 4A and give at least two months’ notice when increasing rent through the section 13 process.
Check your proposed rent for free using landlord mode in the UpRently Rent Rise Checker.
Start with the market, not the percentage
A common mistake is starting with a percentage increase. You may think 5%, 10% or 15% feels reasonable, but the official question is whether the proposed rent is above the open market rent.
Open market rent is the rent you would reasonably expect if the property was let on the open market. That means the proposed rent should be grounded in comparable evidence.
A percentage can help you understand the change from the tenant’s current rent. It can also help you think about affordability and communication. But it does not prove that the new rent is supportable.
For example, a 12% increase may be reasonable if the current rent has been below market for several years. A 4% increase may still be difficult to support if the current rent is already above similar homes.
Use comparable evidence before serving notice
Good evidence protects the quality of your decision. It also helps you explain the increase if the tenant asks questions or challenges the rent.
Look for properties that are similar by:
- property type
- number of bedrooms
- location
- condition
- outdoor space
- parking
- furniture
- bills or services included
Avoid relying on one high listing. A single unusually expensive comparable can make the proposed rent look stronger than it really is. Several relevant examples are usually better.
Be honest about differences. If your property is older than the comparables, lacks parking or has unresolved repairs, that may affect the rent. If your property has features that comparables lack, record those too.
Follow the Form 4A process
Form 4A is officially called “Landlord’s notice proposing a new rent for assured tenancies in the private rented sector”. It is the form private landlords in England use to propose a new rent under the section 13 process.
GOV.UK guidance says you must give the tenant the completed form at least two months before you want the rent increase to start. You cannot increase rent more than once a year and cannot increase rent in the first year of the tenancy.
This guide does not provide legal advice or check whether your notice is valid. You should use the current official form and guidance.
Communicate clearly with your tenant
A rent increase can create anxiety for tenants. Even when the proposed rent is supportable, poor communication can make the situation harder.
Before or alongside formal notice, consider explaining:
- why the rent is being reviewed
- how the proposed rent was reached
- what comparable evidence you considered
- when the new rent would start
- how the tenant can contact you
This does not remove the need to use the correct form. It simply helps make the process clearer.
A fair approach can also reduce dispute risk. A tenant may be less likely to challenge if they can see that the proposal is evidence-based and not arbitrary.
Think about condition and service quality
Market rent is not only about location and bedroom count. The condition of the property matters.
If repairs are outstanding or the property is not well maintained, a proposed rent based on high-quality comparables may be difficult to support. A tenant may point out that the comparable homes are in better condition.
Before proposing an increase, check whether there are maintenance issues that should be addressed. This is good practice and helps ensure the evidence reflects the real property being rented.
How UpRently helps landlords
Landlord mode in the UpRently Rent Rise Checker helps you sense-check a proposed rent against local market evidence where suitable comparables are available.
The Landlord Evidence Report records comparables, methodology and a supportability summary. It can help you keep a clear audit trail for your decision and communicate more confidently with your tenant.
It does not replace the official Form 4A process, provide legal advice or guarantee that a tenant will agree. It is a due diligence tool for rent evidence.
A fair increase is easier to defend
The best rent increase is not just legally served. It is also understandable, proportionate and evidence-led.
If the proposed rent is close to market evidence, explain that clearly. If the evidence is mixed or limited, be cautious. A strong landlord decision should be based on the property, the market and the quality of the evidence.
What to read next
This guide is general information for private renters and landlords in England. UpRently helps you compare a proposed rent increase with local market evidence where suitable comparable data is available. It does not give legal advice, decide whether a notice is valid or complete tribunal applications. Check the latest official guidance before acting and get advice from Shelter, Citizens Advice or a qualified adviser if you are unsure.