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Section 13 Notice: The New Rules for Rent Increases

  • Writer: DNB Future Properties
    DNB Future Properties
  • Dec 19, 2025
  • 7 min read

Updated: Jan 23


Section 13 Notice: The New Rules for Rent Increases

Section 13 Notice: The New Rules for Rent Increases. The Renters' Rights Act 2025 introduces significant new controls over how and when landlords can increase rent, centralising the process around the existing Section 13 notice (Housing Act 1988). With the abolition of fixed-term tenancies, Section 13 is set to become the only statutory mechanism for raising rent, making it a critical aspect of every landlord’s management strategy.  


This reform aims to prevent "backdoor evictions" and protect tenants from being pressured into accepting excessive increases due to the fear of a Section 21 notice (which is also being abolished).  


The Three Core Changes to Rent Review


The Act brings three major, non-negotiable restrictions to the process of increasing rent for assured periodic tenancies (the new standard tenancy type).


1. The Annual Limit: Once a Year


• Maximum Frequency: Rent can now only be formally increased once every 12 months (52 weeks), regardless of the tenancy type or whether a rent review clause exists.  


• The Baseline: The rent cannot be increased at all during the first 12 months of any new tenancy. This mandatory minimum security period for the initial rent provides financial stability for tenants.  


• Abolition of Clauses: Any existing or future rent review clauses in tenancy agreements that attempt to allow increases more frequently than annually will be rendered void under the new legislation.  


2. Doubled Notice Period


• New Minimum Notice: The minimum notice period a landlord must give a tenant before a new rent takes effect is being doubled from one month to two months.  


• The Procedure: The increase must be proposed using the prescribed Section 13 notice (Form 4), which sets out the new rent and the date it will take effect. The two-month notice period provides tenants with a reasonable timeframe to plan their finances or challenge the increase if necessary.  


3. Increased Scrutiny and No Backdating


• Market Rate Requirement: Any proposed increase must be set at a fair market rate—defined as the rent that would be achieved if the property were newly advertised to let at a fair market price compared to similar local properties.  


• Easy Tribunal Access: Tenants will have enhanced access to the First-tier Property Tribunal (FTT) to challenge any proposed increase they believe is above the market rate. Importantly, the FTT cannot increase the rent beyond the landlord's proposed amount, but it can rule that the rent should be lower, or the same.  


• No Backdating: If a tenant successfully challenges an increase and the FTT takes time to make a determination, the new rent will only apply from the date of the Tribunal's ruling. This removes the risk of backdated rent payments for the tenant and encourages landlords to price fairly and avoid unnecessary disputes.  


📊 Landlord Strategy: Planning for the 12-Month Cycle


The new rules fundamentally change how landlords must approach their finances. You can no longer rely on quick, reactive rent adjustments.


Old Practice (Pre-Act)


  • Variable increases allowed, often at renewal of a 6 or 12-month fixed term.

  • Rent review clauses could dictate automatic rises.

  • One month's notice was sufficient.

  • Potential backdating of rent if a tribunal challenge was late.


New Practice (Post-Act)


  • Increases limited strictly to once every 12 months.

  • Rent review clauses are void. Only a statutory Section 13 notice is valid.

  • Two months' notice is the mandatory minimum.

  • No backdating if the rent is challenged; new rent applies from tribunal date.


Your Action Point: Financial Forecasting

This 12-month restriction means you must factor in a full year's worth of potential cost increases (e.g., mortgages, insurance, maintenance inflation) when setting the initial rent and subsequent annual increases.


• Accurate Pricing: Conduct meticulous local market research to establish a defendable market rate before serving your Section 13 notice.  


• Documentation: Prepare a robust file of comparable local listings to support your proposed increase, as this evidence will be critical if the tenant refers the matter to the FTT.  


• Timing is Key: Calendar the exact 12-month date for each property, ensuring your two-month notice is served well in advance to prevent any delay in implementing a justified increase.


The foundation of sound management is no longer speed, but accuracy and compliance.






📑 Renters Rights Act 2025: Full Blog Series Index

This is one of a 10-part series exploring the Renters Rights Act 2025. Check out the rest of the posts below to understand all the changes coming to the private rented sector.


The Renter’s Rights Act 2025 formally known as the Renters Reform Bill has officially become law, bringing significant changes to the private rented sector in England. 


The Landlord's Essential Guide to the Renter's Rights Act 2025 formally known as the Renter’s Reform Bill: 10 Critical Q&As. The Renters' Rights Act 2025 is a landmark piece of UK legislation designed to fundamentally rebalance the power dynamic in the private rented sector.


Read about how the end of 'no-fault' evictions will fundamentally change tenancy agreements and provide tenants with greater security of tenure.


Read about the new and reformed mandatory and discretionary grounds that landlords must now use when seeking to regain possession of their property


Discover the move away from fixed-term tenancies and how all new tenancies will now operate as periodic tenancies from day one.


We detail the new measures introduced to prevent landlords and agents from encouraging or participating in unfair rent bidding wars among prospective tenants.


Understand the new rule that restricts landlords from increasing rent more than once every 12 months, providing tenants with more financial certainty.


Explore the new legal duties placed on landlords to prevent discrimination against certain groups, particularly those receiving benefits or with children.


The Renters' Rights Act 2025 is not just about evictions; it’s about property quality. For the first time, the Decent Homes Standard (DHS), long applied to social housing, will be legally extended to the private rented sector.


We look at the new rules that make it easier for tenants to keep pets, requiring landlords to have a reasonable excuse to refuse a request.


Read about the role of the new Ombudsman and how it will provide a mandatory, impartial route for tenants and landlords to resolve disputes outside of court.


Read about the creation of the new portal that will require all landlords to register their properties and comply with certain standards to operate legally.




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DNB Future Properties Disclaimer


Blog Disclaimer, Accuracy and Completeness

This articles may have been drafted prior to release. Some content and images may have been generated by AI. All information is believed to be correct at the time of writing. The content and information provided in this blog post series are based on a synthesis of publicly available government guidance, parliamentary documents, industry analyses, and news reports regarding the Renters' Rights Act 2025. We may have utilised various external sources for this information. We make no representations or warranties, express or implied, about the completeness, accuracy, reliability, or suitability of the information gathered from these sources. We assume no responsibility, nor any affiliation, with the external sources used; the content is presented solely for informational purposes. You should always seek independent professional and legal advice before making any decisions related to property management or compliance with new legislation. 


Sources 







Openrent - How to Increase the Rent by Serving a Section 13 Noticehttps://blog.openrent.co.uk/how-to-increase-the-rent-by-serving-a-section-13-notice/



JLL Residential - Renters' Rights Acthttps://residential.jll.co.uk/insights/news/renters-rights-bill-update-2025


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