Form 4A rent increase notice: what landlords need to get right
Guide for private landlords on using Form 4A, giving notice and supporting a proposed rent increase with evidence.
- Form 4A is the private rented sector notice for proposing a new rent.
- Landlords must give at least two months’ notice and follow the section 13 process.
- Evidence should be prepared before the notice is served, not after a dispute starts.
Form 4A is the notice private landlords in England use to propose a new rent. Its official name is “Landlord’s notice proposing a new rent for assured tenancies in the private rented sector”.
The form is important, but it is only one part of a fair rent increase. You also need the proposed rent to be supportable by open market evidence.
Check your proposed rent for free using landlord mode in the UpRently Rent Rise Checker.
Use the current official form
Always use the current version of Form 4A from GOV.UK. Do not rely on an old saved copy unless you have checked that it is still current.
GOV.UK guidance says private landlords must use Form 4A and give at least two months’ notice when increasing rent through the section 13 process. The form asks for details such as the tenant, property, landlord, current rent, proposed rent and the date the new rent will start.
This guide does not provide form-filling instructions or legal advice. The practical point is that accuracy matters. A tenant may challenge a notice if they think it is not valid, and the official process can consider notice validity in some circumstances.
Give the right notice period
The proposed start date must allow enough time. Current GOV.UK guidance refers to at least two months’ notice.
Do not treat the notice period as a minor administrative step. The date affects the tenant’s ability to understand the proposal, seek advice, compare rents and apply to the tribunal if they disagree.
Serving notice too close to the proposed start date can create avoidable dispute and may create legal risk. Check the official guidance before serving notice.
Make sure the rent is evidence-led
Form 4A proposes the rent, but it does not by itself prove the rent is fair. If the tenant believes the proposed rent is above the open market rent, they may ask the tribunal to decide.
That means you should sense-check the rent before serving notice.
Look for comparables that match your property by type, bedrooms, location and condition. If your property is a two-bedroom flat, compare it with other two-bedroom flats where possible. If your property includes parking or furniture, note that. If the comparables include bills and your rent does not, treat them carefully.
A proposed rent based on one high listing is weaker than a proposal supported by several relevant examples.
Keep a record of your reasoning
A good rent increase decision should be easy to explain later.
Keep a short record of:
- the date you reviewed rents
- the comparables considered
- why they are relevant
- any differences between them and your property
- the proposed rent and how it was chosen
This does not need to be complicated. The aim is to show that the proposed rent was not arbitrary.
If the tenant asks how the rent was calculated, you can give a clearer answer. If the rent is challenged, you will already have your evidence organised.
Communicate alongside the formal notice
The formal notice is required, but it may not be enough to reassure the tenant.
A short explanation can help. You might explain that you reviewed similar local homes, considered the property’s condition and features and used that evidence to choose the proposed rent. Keep the tone factual and respectful.
Avoid suggesting that the tenant has no options. The official process allows tenants to challenge a proposed rent that they believe is above market rent.
How UpRently helps landlords
UpRently helps landlords prepare evidence before proposing a rent increase.
The landlord mode in the Rent Rise Checker compares the proposed rent with local market evidence where suitable comparables are available. The Landlord Evidence Report gives a structured record of the comparables and methodology.
This helps you make a better decision and keep an evidence trail. It does not serve Form 4A, check notice validity or give legal advice.
Getting Form 4A right is about process and evidence
A good rent increase needs both.
The process shows that you have followed the required route. The evidence shows that the proposed amount is supportable. If either is weak, the increase may be harder to explain and more likely to be challenged.
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.