Use one of two letters. If the notice breaks a section 13 rule, write saying which rule, that the rent cannot increase on that notice, and that you will keep paying the current rent. If the notice is valid, write a negotiation letter giving your reasons and a counter-offer, and say you may apply to the tribunal before the start date if you cannot agree.
Which letter do you need?
| Your situation | Letter to send |
|---|---|
| Notice not on Form 4A, too little notice, within 52 weeks, wrong start date, unsigned or wrong details | Letter A: the notice is not valid |
| Notice looks valid but the increase is too high or unaffordable | Letter B: negotiating the increase |
| Not sure | Check the notice first, then decide |
Keep letters short, factual and polite. Your landlord, the letting agent and possibly the tribunal may all read them.
Letter A: the notice is not valid
Check your notice
See if your section 13 notice looks valid and your tribunal deadline, in about two minutes.
Letter B: negotiating the increase
What to include, and what to leave out
- Facts from the notice: dates, amounts, the address.
- The specific rule the notice breaks, if any. Quote the date of the last increase or the date you received the notice.
- Evidence of local rents if negotiating: a few similar homes, with links or agreements.
- A clear offer and a request to confirm in writing.
- Leave out threats, personal criticism or anything you cannot back up.
Shelter recommends talking to your landlord before going to tribunal, and getting anything you agree in writing. A clear letter does both.
How to send it
Email is usually best because it is fast and dated. If your landlord uses an agent, send it to the agent and copy the landlord if you have their address. Keep a copy. If you post it, get proof of postage. Do not wait for a reply before checking your tribunal deadline: you must apply before the new rent starts.
- Right letter for your situation
- All dates and amounts match the notice
- Specific reasons given
- Counter-offer stated (negotiation letter)
- Copy kept, with proof of sending
- Tribunal deadline noted
After you send it
If your landlord agrees a lower figure, make sure it is confirmed in writing. If they serve a new notice, check it again from scratch. If they refuse, decide whether to apply to the tribunal before the start date. Keep paying your current rent throughout.
Tone that works
Letters that get results are short and specific. Open with the facts, state the problem or your proposal in one or two sentences, and close with a clear next step. Avoid legal jargon you are not sure of, and do not overstate your case. If your landlord replies with questions, answer them in writing too, so you build a clear record if the tribunal needs to see it later.
If you receive a corrected notice
If your letter points out a defect, your landlord may serve a fresh Form 4A. Treat it as a brand-new notice: check every rule again and work out a new deadline. The two-month clock starts from the new service date, and the start date must still fall on one of your rent days. Do not assume the original deadline still applies.
Frequently asked questions
Do I have to reply to a section 13 notice?
No. You do not have to reply. But writing to your landlord is often the quickest way to resolve a problem.
Can I just refuse to pay the increase?
If the notice is invalid, the rent does not increase. If it is valid and you have not applied to the tribunal by the start date, the new rent normally applies. Get advice if unsure.
Should I mention the tribunal?
Yes, briefly and factually. It shows you know your rights without being aggressive.
Can Section13Check write the letter for me?
Yes. After you check your notice, the pack includes a letter personalised to your notice and answers.
Check your notice
See if your section 13 notice looks valid and your tribunal deadline, in about two minutes.
Sources
- Shelter England: Ask a tribunal to set the rent
- Shelter England: Rent increases for private tenants
- GOV.UK: Apply for an open market rent determination (form MR1)
- GOV.UK: Form 4A, landlord's notice proposing a new rent (PDF)
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.