Form 4A explained

What Form 4A is

Form 4A's full title is "Landlord's notice proposing a new rent for assured tenancies in the private rented sector". It is published by the government on GOV.UK with the other assured tenancy forms. The form says it is for use in the private rented sector in England only. Social landlords use Form 4, and agricultural occupancies use Forms 5 and 5A.

Since the Renters' Rights Act 2025 took effect on 1 May 2026, most private tenancies are assured periodic tenancies, and the government's overview for tenants says your landlord must use Form 4A and give you at least two months' notice to increase the rent.

What should be on the form

Form 4A asks the landlord to fill in details about you, the property, the current rent and the new rent. When you receive one, check that it contains:

The form also includes notes for tenants explaining your right to apply to the First-tier Tribunal. Read them: they set out the same rules this guide describes.

The three timing requirements

Note A of Form 4A sets out when the new rent can start. The date in question 4.6 must meet all three:

1. The notice must be served at least two months before the new rent starts.
2. The first increase cannot start until 52 weeks after the tenancy began, and later ones at least 52 weeks after the previous increase (53 weeks if the date would otherwise fall more than six days before the anniversary).
3. The new rent must start at the beginning of a tenancy period, for example on the 20th of the month if your monthly tenancy began on the 20th.

How Form 4A must be served

Form 4A tells landlords they need to be able to evidence that they served the notice. If your written tenancy agreement specifies agreed methods of service, the landlord should use one of those. If not, they can hand it to you in person, leave it at your address, or send it by registered post. GOV.UK's tenant guide says email is allowed if your tenancy agreement allows it.

Old forms and other documents

You may come across older versions of the form, or landlords using a template letter. For notices served on or after 1 May 2026 by a private landlord, anything other than Form 4A does not meet the rules. For notices served before 1 May 2026, GOV.UK says that if the landlord used the earlier form, the notice period and increase in that form still apply.

A notice can be on Form 4A and still be invalid, for example if it gives less than two months' notice, comes within 52 weeks of the last increase, starts on the wrong day, or has the wrong details.

Your options when you receive Form 4A

• Accept it, and pay the new rent from the start date.
• Negotiate. Shelter recommends talking to your landlord first; any agreement should be in writing.
• Challenge it. Apply to the First-tier Tribunal (Property Chamber) before the start date to decide the open market rent, whether the notice is valid, or both.

• It says "Form 4A" at the top
• Your details and the address are right
• The start date is at least two months after service
• It is at least 52 weeks since the last increase or tenancy start
• The start date is one of your rent days
• It is signed

Reading the tenant notes on the form

Form 4A includes guidance for tenants. It explains that if you accept the new rent you simply start paying it from the start date, and that if you think it is too high you can refer the notice to the First-tier Tribunal before the start date. It also suggests getting advice. Keep the whole notice, including these pages, because the tribunal will want a complete copy.