A section 13 notice can be served by email only if your tenancy agreement allows it, according to GOV.UK. Form 4A tells landlords to use a service method in your written tenancy agreement, or otherwise to hand it to you, leave it at your address or send it by registered post. The email must still contain a completed Form 4A; an email simply saying the rent is going up is not a notice.
What the rules say
GOV.UK's guide for assured periodic tenants lists the ways your landlord can give you notice of a rent increase: in person, by post, or by email if that is allowed in your tenancy agreement. Form 4A's own note to landlords says they need to be able to evidence that they served the notice; if the written tenancy agreement specifies agreed methods of service, use one of those; if it does not, they can hand it to you, leave it at your address, or send it by registered post.
Check your tenancy agreement
Look for a clause about "notices", "service" or "communication". It might say notices can be served by email to a specific address. If it does, an emailed Form 4A to that address can count. If the agreement says nothing about email, an emailed notice may not meet the rules. This can be decisive, so get advice if it matters to your case.
| Your agreement says | Emailed Form 4A |
|---|---|
| Notices may be served by email | Likely acceptable if sent to the agreed address |
| Nothing about email | May not meet the service rules: get advice |
| Email only for day-to-day messages | Unclear: get advice |
| No written agreement | Get advice |
Check your notice
See if your section 13 notice looks valid and your tribunal deadline, in about two minutes.
An email is not the same as a notice
Even if email service is allowed, the notice itself must be Form 4A. An email saying "your rent will be £1,400 from next month" is not a section 13 notice. Look for an attached Form 4A, completed and signed (it can be signed electronically).
When does the two-month clock start?
The two months run from service. Keep the email with its date and time, and the attachment. If you only saw the email later, for example because it went to spam, note when you found it. Disputes about exact service dates are worth advice from Shelter or Citizens Advice, especially where the start date is close to the two-month line.
What to do
- Save the email and the attached Form 4A.
- Check your tenancy agreement for a service clause.
- Check the other rules: two months' notice, 52 weeks, start on a rent day, correct details.
- If you believe service was not valid, say so in writing and keep paying the current rent.
- Note your tribunal deadline: the day before the start date.
- Form 4A attached
- Agreement allows email service
- Sent to the agreed address
- Two months from the email date
- Other validity checks passed
A worked example
Chloe's tenancy agreement says notices "may be served by email to the address given in the particulars". On 2 September 2026 her agent emails a completed Form 4A to that address proposing a new rent from 2 November, her rent day. The email is dated and the form is attached and signed electronically. That is likely to be valid service, and the two-month period is met.
Her friend Sam's agreement says nothing about email. His landlord emails a Form 4A and never posts or delivers a copy. Sam writes back saying he does not believe the notice was served in a way the rules allow, and asks for it to be served properly. He keeps paying his current rent and notes the date in case he needs to apply to the tribunal.
Other service problems
Service by post also raises questions: registered post creates a record, while ordinary post can be harder to prove. If a notice is left at your address, note when you found it. If you live with others, make sure the notice was addressed to all joint tenants. When the exact date matters, keep every envelope and screenshot, and get advice before relying on a service argument alone.
Why service arguments are only part of the picture
Even if service was faulty, the landlord can usually just serve again correctly, which restarts the two-month clock. A service problem is most useful when combined with negotiation: it gives you time to gather comparables and agree a fair figure.
Tips for keeping email evidence
- Forward the email to yourself and save it as a PDF.
- Save the attached Form 4A separately.
- Screenshot the date and sender details.
- Check your spam folder regularly for messages from your landlord or agent.
- Reply to confirm receipt, so there is a clear record of when you got it.
If you changed email address
If the agreement names an old email address you no longer use, tell your landlord your current address in writing. Keep a copy of that message in case service is later disputed.
Frequently asked questions
Can my landlord send it by WhatsApp?
Only if your tenancy agreement allows that method. Otherwise, the Form 4A methods are in person, leaving it at your address, or registered post.
Does the notice need a wet signature?
No. Form 4A can be signed electronically.
What if I agreed to email by text message?
Get advice. Whether that counts depends on the circumstances.
Should I still apply to the tribunal?
If you want to challenge the rent or validity, apply before the start date to be safe.
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)
- Shelter England: Ask a tribunal to set the rent
- GOV.UK: Apply for an open market rent determination (form MR1)
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.