At Anderson Knight, we regularly speak to landlords who want to increase rent — but are unsure how to do it correctly without risking disputes or delays.
That’s where Section 13 comes in.
Section 13 sets out the legal process landlords must follow when increasing rent on a periodic tenancy. While the process is straightforward, it’s also an area where small mistakes can cause big problems.
Here’s how Section 13 works, what’s changing in practice, and what we advise our landlords to do.
What Is Section 13?
Section 13 of the Housing Act 1988 allows landlords to propose a rent increase for tenants on:
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Periodic tenancies (month-to-month or week-to-week)
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Fixed terms that have ended and rolled on
It cannot be used:
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During a fixed-term tenancy (unless the agreement allows it)
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More than once every 12 months
How Rent Reviews Are Being Treated Now
1. Greater Scrutiny on “Market Rent”
Tenants have the right to challenge a Section 13 rent increase by applying to a tribunal. We’re seeing tribunals:
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Closely examine local market evidence
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Reject increases that appear excessive or unsupported
This means increases must now be justified, not assumed.
2. Notice Accuracy Is Critical
The correct Form 4 must be used, with:
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Proper notice periods
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Accurate rent figures
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Correct tenancy details
Errors can invalidate the increase entirely, forcing landlords to restart the process.
3. Rising Tenant Awareness
Tenants are increasingly informed about their rights. Poorly handled rent reviews are more likely to be challenged — even when the increase itself is reasonable.
What We Advise Our Landlords
1. Base Increases on Evidence, Not Assumption
We advise landlords to anchor rent increases to:
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Comparable local properties
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Condition and specification of the home
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Demand in the immediate area
This reduces the risk of disputes and tribunal challenges.
2. Timing Matters
Section 13 increases can only be proposed once every 12 months. Missing the window — or serving notice incorrectly — can delay income adjustments significantly.
3. Get the Paperwork Right First Time
Using the wrong form or incorrect notice period can invalidate the increase. We handle this carefully to avoid unnecessary setbacks.
4. Communicate Clearly With Tenants
Transparent communication often prevents disputes. When tenants understand why a rent increase is happening, they’re more likely to accept it.
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