Periodic tenancy rent increases: how to raise the rent

To make a periodic tenancy rent increase in England, serve Form 4A under section 13 of the Housing Act 1988, giving at least two months' notice and starting the new rent on the first day of a rent period. Since 1 May 2026 every private assured tenancy is periodic, so this is the route for rolling contracts and former assured shorthold tenancies alike.

Every private tenancy is now periodic

On 1 May 2026 the Renters' Rights Act 2025 changed how private tenancies run in England:

• All assured tenancies are periodic. Terms providing for a fixed term are "of no effect". The tenancy runs from one rent period to the next (Housing Act 1988 s.4A).
• Existing tenancies converted automatically. Every private assured tenancy, including assured shorthold tenancies, carried on as a periodic "section 4A assured tenancy". You didn't need to sign anything new.
• New fixed terms are banned. Granting a fixed-term assured tenancy is a breach that can lead to a civil penalty of up to £7,000.
• Rent periods are capped. They must be 28 days or shorter, or monthly. Longer periods are treated as monthly.

Read the periodic tenancies guide for the wider changes. These rules apply in England; Wales, Scotland and Northern Ireland have their own law.

Assured shorthold tenancy rent increase: what changed

If you used to raise the rent on an assured shorthold tenancy, the old methods have gone.

Old way to increase rent	Position since 1 May 2026
Agree a higher rent when renewing a fixed term	No fixed terms to renew; granting one is banned
Rely on a rent review clause	Of no effect; see rent review clauses
Serve Form 4	Social housing only. A Form 4 served before 1 May 2026 carries on under the old rules
Agree a new rent with the tenant	Not enough on its own; you must follow Section 13 every time
Serve Form 4A	The only route

The tenancy's history still matters. For the once-a-year rule, a fixed term and the periodic tenancy that followed it count as one tenancy, starting when the fixed term began. So a tenancy that began as a fixed-term assured shorthold in March 2024 is treated as starting in March 2024, not on 1 May 2026.

Rolling contract rent increase, step by step

1. Check you can increase. At least 52 weeks must have passed since the tenancy began or the last increase took effect, by the start date. Count any rent review clause increase that took effect before 1 May 2026. See how often rent can be increased.
2. Find your rent day. Use the first day of a rent period under the tenancy as it runs now (see the next section).
3. Pick your new rent from market evidence.
4. Work out the start date: the first rent day on or after the later of two months after service and the 52-week date.
5. Fill in Form 4A, naming every joint tenant, with every joint landlord signing (or one on behalf of all).
6. Serve it using the method in your tenancy agreement, or in person, at the property or by registered post. Email only if the agreement allows it.
7. Keep proof of service and diary the start date.

When a periodic tenancy rent increase can start

The new rent must start on the first day of a tenancy period. On a periodic tenancy, that means you need to know exactly when each period begins.

Rent period	First day of each period	Example start date
Monthly	The day of the month the tenancy began	Began 20 March 2024: the 20th of each month
Weekly	The weekday the tenancy began	Began Monday 1 January 2024: every Monday
Fortnightly	Every 14 days from the start	Began Friday 5 July 2024: Friday 15 January 2027 is a period start
Four-weekly	Every 28 days from the start	Began Thursday 1 August 2024: Thursday 14 January 2027 is a period start
Quarterly or yearly (before 1 May 2026)	Now monthly, from the day after the rent period in which 1 May 2026 fell	Work out that day, then use the same day each month

For tenancies with quarterly or yearly rent, the switch to monthly periods took effect from the day after the old rent period in which 1 May 2026 fell. Rent for each new monthly period is apportioned using the formula in the Act. Check your rent day carefully before you fill in Form 4A, because an increase that starts on the wrong day risks being invalid.

The rent increase notice period page includes a calculator for weekly, fortnightly, four-weekly and monthly tenancies.

Increases already in the pipeline on 1 May 2026

Some tenancies were mid-increase when the law changed.

• Form 4 served before 1 May 2026. It continues under the old rules. Once that increase takes effect, it starts the 52-week clock for your next Form 4A.
• Clause increase that took effect before 1 May 2026. Valid, and it starts the 52-week clock.
• Clause increase due after 1 May 2026. It does not apply. If you want the increase, serve Form 4A.

What to do next

• Create Form 4A for your periodic tenancy, with the start date worked out, free with a ValidNotice account from the Section 13 notice page.
• If your tenancy started before 1 May 2026, check the other duties that came with the change, such as the Information Sheet, in our guide to existing tenancies.