If your landlord in England has served a Section 13 rent increase notice, this guide explains what it means and what steps you can take as a tenant. It describes how Section 13 works for periodic assured and assured shorthold tenancies, what information a lawful notice must contain, typical timescales, and practical examples of how to respond, negotiate or challenge an increase. The guidance uses clear language for renters and includes how to gather evidence, where to find official forms and when to apply to the First-tier Tribunal (Property Chamber). Keep in mind key deadlines and keep records to protect your rights.
What is a Section 13 notice?
A Section 13 notice is the statutory method a landlord uses to propose a rent increase for a periodic tenancy under the Housing Act 1988. The notice must be in writing and set out the proposed new rent and the date it would take effect; it is not a court form but a written notice served on the tenant.[1]
When can a landlord use Section 13?
Landlords normally use Section 13 for tenancies that run periodically (for example, month-to-month after a fixed term ends). The notice cannot be used during a fixed-term tenancy unless the tenancy agreement allows rent increases by that method. If unsure, check the tenancy type and wording in your contract.
What must the notice include and common pitfalls
The notice should identify the tenancy, state the new rent, and give the date the increase starts. If a notice is missing key information or the effective date is ambiguous, a tenant may challenge it. Record dates, the exact wording of the notice and how you received it (email, post, in person).
Practical tenant steps after receiving a Section 13 notice
- Check the effective date and any deadlines mentioned in the notice.
- Confirm the notice includes the required information and refers to Section 13 where appropriate.
- Keep records: save the notice, take photos or screenshots, and log any related communications.
- Contact your landlord in writing to ask for clarification or to propose a negotiation.
Forms and official routes for disputes
There is no single statutory form called "Section 13 form" required by the Housing Act; the notice itself is a written statement served by the landlord. If you cannot resolve the matter with the landlord, you can apply to the First-tier Tribunal (Property Chamber) for a decision about the rent or its effective date. You may also need to see guidance on possession proceedings if the landlord seeks possession after an increase or for arrears.[2][3]
How the First-tier Tribunal (Property Chamber) helps tenants
The First-tier Tribunal (Property Chamber) can decide whether a proposed increase is reasonable and whether the notice was valid. Before applying, gather tenancy documents, the Section 13 notice, any written negotiations, and payment records. The tribunal will expect concise evidence and clear dates if you are asking for the increase to be set aside or varied.
Negotiation and evidence tips
Try to negotiate first; propose a counter-offer in writing and request a reasonable timetable. If negotiating fails, compile:
- Copies of the tenancy agreement and the Section 13 notice.
- Records of past rent payments, bank statements or receipts.
- Any written communication with the landlord about rent or repairs.
FAQ
- What is a Section 13 notice?
- A written notice used by a landlord to propose a rent increase for a periodic tenancy under the Housing Act 1988. The notice must state the new rent and the date it takes effect.
- How long before a rent increase takes effect?
- The effective date must be clearly stated in the notice; tenants should check the notice carefully and act before that date if they want to challenge the increase.
- Can I challenge a Section 13 notice?
- Yes. You can negotiate with the landlord or apply to the First-tier Tribunal (Property Chamber) for a determination if you believe the notice is invalid or the increase is unreasonable.
How-To
- Check the tenancy type and the effective date listed in the Section 13 notice.
- Confirm the notice contains the required information and make a dated copy for your records.
- Write to the landlord proposing a counter-offer or asking for clarification and keep a copy of all messages.
- If you cannot agree, apply to the First-tier Tribunal (Property Chamber) with your evidence before the effective date if possible.
Key Takeaways
- A Section 13 notice must be in writing and state the new rent and the start date.
- Keep complete records of the notice, payments and communications.
- If you disagree, the First-tier Tribunal (Property Chamber) can make a binding decision.
Help and Support / Resources
- Private renting guidance — GOV.UK
- First-tier Tribunal (Property Chamber) — GOV.UK
- Housing Act 1988, section 13 — legislation.gov.uk
