No. For a private assured tenancy in England, a landlord can only increase the rent without your agreement by serving a section 13 notice on Form 4A at least two months before the new rent starts. A text, email, phone call or a new standing order request is not enough. Keep paying your current rent and ask for a proper notice.
The rule
Shelter says the only way rent can go up for assured tenants is with a section 13 notice, and that your rent cannot go up in another way even if your tenancy agreement says it can. GOV.UK says your landlord must give you at least two months' notice using Form 4A. Since most private tenancies became assured periodic tenancies on 1 May 2026, this applies to almost every private renter in England.
Common ways landlords try it
| What happens | Does it increase the rent? |
|---|---|
| Text or WhatsApp: "rent goes up next month" | No |
| Email or letter with a new amount | No, unless it is Form 4A served properly |
| Agent asks you to change your standing order | No |
| "Your contract renews at a new rent" | No: tenancies are now rolling |
| Rent review clause in your agreement | No, not for new increases after 1 May 2026 |
| Form 4A with two months' notice and correct dates | Yes, unless you challenge it |
| You agree in writing to a new rent | Yes, by agreement |
Check your notice
See if your section 13 notice looks valid and your tribunal deadline, in about two minutes.
What to do
- Do not change your payment yet. Keep paying your current rent on time.
- Reply in writing: say you understand that rent can only be increased with a section 13 notice on Form 4A giving at least two months' notice, and that you will continue paying the current rent until then.
- Keep a record of what the landlord or agent said and when.
- If you receive a Form 4A later, check it against the rules.
Be careful about agreeing informally. If you start paying the higher amount, a landlord may say you agreed to it. If you are unsure, get advice from Shelter or Citizens Advice.
What if they threaten to evict you?
Shelter confirms that from 1 May 2026 you cannot be evicted for challenging a rent increase. The Renters' Rights Act also abolished "no-fault" section 21 evictions for private tenancies, so a landlord needs a valid legal reason to end your tenancy. If you receive any notice to leave, contact Shelter or Citizens Advice straight away.
When the proper notice arrives
A valid notice must be on Form 4A, give at least two months' notice, start on a rent day, be at least 52 weeks after the last increase or the tenancy start, and be signed with your correct details. You can still negotiate or challenge it at the tribunal before the start date.
- Keep paying current rent
- Reply in writing asking for a Form 4A
- Do not change your standing order
- Keep records
- Check any Form 4A you receive
A worked example
Amir's agent texts on 10 October: "Rent going up to £1,300 from 1 November, please update your standing order." Amir pays £1,150 on the 1st. He replies by email: "Thank you. I understand rent can only be increased with a section 13 notice on Form 4A giving at least two months' notice. I will continue to pay £1,150 until a valid notice takes effect." He keeps paying £1,150.
Two weeks later, a Form 4A arrives proposing £1,300 from 1 January. Amir checks it: two months' notice, more than 52 weeks since his tenancy began, and the 1st is his rent day. It is valid, so he starts negotiating with comparables and puts the day before 1 January in his calendar as his tribunal deadline.
Keeping records
Save texts, emails and letters, and note phone calls with the date, time and what was said. Take photos of any notice and the envelope. A simple timeline helps if you need to show the tribunal, your council or an adviser what happened. Records also protect you if a landlord later claims you agreed to pay more.
Rent increases and deposits
A rent increase does not mean your deposit must go up. If your landlord asks for a larger deposit as part of a rent increase, get advice before paying. Deposits for most private tenancies must be protected in a government-approved scheme.
Agents and service charges
If you rent through a letting agent, the same rules apply: the agent can serve Form 4A for the landlord, but cannot increase rent by email or text. Watch out for new "admin" or "renewal" charges presented alongside a rent rise. Most fees charged to private tenants in England have been banned since 2019 under the Tenant Fees Act; if you are asked to pay one, ask what it is for and get advice.
Checklist
- Keep paying the current rent
- Ask for a Form 4A in writing
- Keep every message and note every call
- Check any notice against the five rules
Frequently asked questions
Can my landlord increase rent if I agree?
Yes. A genuine agreement in writing can change the rent. You are not obliged to agree.
What if I already paid the higher amount?
Get advice. Paying may be treated as agreeing, depending on the circumstances.
Can the agent send the notice instead of the landlord?
Yes, an agent can sign and serve Form 4A for the landlord.
Does this apply to lodgers?
No. Lodgers and people living with their landlord have different rules.
Check your notice
See if your section 13 notice looks valid and your tribunal deadline, in about two minutes.
Sources
- Shelter England: Rent increases for private tenants
- GOV.UK: Assured periodic tenancies, a guide for tenants – rent increases
- GOV.UK: Renters' Rights Act overview for tenants
- GOV.UK: The Renters' Rights Act Information Sheet 2026 (PDF)
- legislation.gov.uk: Housing Act 1988, section 13
Section13Check is a document helper, not legal advice. This guide explains the published rules for private tenants in England. For advice about your situation, contact Shelter, Citizens Advice or a law centre.