The rules differ across the UK. In England, private landlords use a section 13 notice on Form 4A with two months' notice, once a year, and tenants challenge at the First-tier Tribunal. In Wales, landlords use form RHW12 with two months' notice, once a year. In Scotland, landlords give at least three months' notice, once in 12 months, and tenants refer to Rent Service Scotland. Section13Check covers England only.
Section13Check covers England only
Our notice check, letters and tribunal guidance are built on the Housing Act 1988 as amended by the Renters' Rights Act 2025, which applies to private tenancies in England. If you rent in Wales, Scotland or Northern Ireland, do not rely on our check. Use the official sources linked below and get local advice.
Side by side
| England | Wales | Scotland | |
|---|---|---|---|
| Law | Housing Act 1988 s13, as amended by the Renters' Rights Act 2025 | Renting Homes (Wales) Act 2016, s123 | Private Housing (Tenancies) (Scotland) Act 2016 |
| Form | Form 4A | Form RHW12 | Prescribed rent-increase notice |
| Minimum notice | 2 months | 2 months | 3 months |
| How often | Once a year; not in the first year | Not within one year of the last variation | Once in a 12-month period |
| Start on a rent day? | Yes | Not required | Effective date rules apply |
| Where to challenge | First-tier Tribunal (Property Chamber) | Rent assessment committee (converted contracts) | Rent Service Scotland, then the First-tier Tribunal for Scotland |
| Challenge deadline | Before the new rent starts | Within 2 months of receiving the notice (converted contracts) | Within 21 days of getting the notice |
Check your notice
See if your section 13 notice looks valid and your tribunal deadline, in about two minutes.
England in brief
From 1 May 2026, most private tenancies are assured periodic tenancies. A landlord can only increase rent with a section 13 notice on Form 4A, at least two months before the new rent starts, once a year and not in the first year. You challenge at the First-tier Tribunal (Property Chamber) before the start date; the fee is £47 for notices from 1 May 2026. For those notices, the tribunal cannot set more than the landlord proposed.
Wales in brief
In Wales, the Renting Homes (Wales) Act 2016 replaced assured tenancies with occupation contracts from 1 December 2022. Section 123 says a landlord can vary the rent under a periodic standard contract by giving notice, with at least two months between the notice and the new rent, and later notices must specify a date at least one year after the last new rent took effect. The prescribed form is RHW12. Some contract-holders whose tenancies converted can apply to a rent assessment committee within two months of receiving the notice.
Scotland in brief
In Scotland, mygov.scot says that for a private residential tenancy, the landlord can only increase the rent once in a 12-month period and must give at least three months' written notice using the correct rent increase notice. If you do not accept the increase, you return part 3 of the notice and can ask Rent Service Scotland to set the rent; your application must arrive within 21 days of getting the notice. A rent officer can set a rent higher or lower than proposed.
Northern Ireland
Northern Ireland has its own private tenancy law and rules on rent increases. Check nidirect and Housing Rights for current guidance.
- Confirm which nation your home is in
- Use the right form for that nation
- Check the notice period for that nation
- Find the right body to challenge
- Note the local deadline
Why the differences matter
People move between the nations, and landlords and agents sometimes use templates from the wrong one. A Welsh RHW12 or a Scottish rent-increase notice used for a home in England will not meet section 13. Equally, an English Form 4A is not the right form in Wales or Scotland. If you rent near a border, check the address of your home, not your landlord's, to see which rules apply.
Advice in each nation
- England: Shelter England, Citizens Advice, local law centres.
- Wales: Shelter Cymru and Citizens Advice Cymru.
- Scotland: Shelter Scotland, Citizens Advice Scotland, and Rent Service Scotland for rent referrals.
- Northern Ireland: Housing Rights and nidirect.
Rent controls in Scotland
Scotland has passed further housing legislation that allows rent control areas to be designated in future. Rules can change and may vary by area, so always check mygov.scot and Shelter Scotland for the current position in your council area before relying on any general summary, including this one.
Which rules apply to me?
The rules follow the location of the property you rent. If your home is in England and you have a private landlord, the English section 13 rules apply, even if your landlord or agent is based in Wales or Scotland. Check the address on your tenancy agreement and use that nation's official guidance and forms.
Frequently asked questions
Which nation's rules apply if my landlord lives elsewhere?
The rules follow the property. A home in England is covered by the English rules, wherever the landlord lives.
I live in Wales. Can I use Section13Check?
No. Our check is for England only. Use the Welsh Government's guidance and get advice locally.
Does Form 4A apply in Wales?
No. Form 4A is for the private rented sector in England only.
Is there a rent cap in Scotland?
mygov.scot says there is no cap on how much a landlord can increase rent for a private residential tenancy, but you can refer it to a rent officer. Check for any local changes.
Do the Renters' Rights Act changes apply in Scotland?
The rent increase changes described on this site apply to England.
Check your notice
See if your section 13 notice looks valid and your tribunal deadline, in about two minutes.
Sources
- GOV.UK: Assured periodic tenancies, a guide for tenants – rent increases
- GOV.UK: Form 4A, landlord's notice proposing a new rent (PDF)
- legislation.gov.uk: Renting Homes (Wales) Act 2016, section 123
- mygov.scot: Increasing the rent for a private residential tenancy
- legislation.gov.uk: Private Housing (Tenancies) (Scotland) Act 2016
- legislation.gov.uk: Renters' Rights Act 2025
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.