Section 13: how to work out the earliest rent increase date

The short answer

The earliest date a Section 13 rent increase can start is the first day of a rent period that falls on or after both of these dates: two months after your tenant receives the notice, and 52 weeks after the tenancy began (or after the last increase). In some cases the second date becomes 53 weeks, because of the anniversary rule in Note A of Form 4A.

This guide walks through that check step by step, with four worked examples using real 2026 and 2027 dates. It is general information for landlords in England, not legal advice.

Why the date matters

Since 1 May 2026, Form 4A is the only way to increase the rent for a private assured periodic tenancy in England. You can use it no more than once a year.

The date you write in question 4.6 of the form must meet every rule in Note A. If it does not, your tenant can refer the notice to the First-tier Tribunal, and the increase may not take effect. Getting the date right is the single most important part of the notice.

The three requirements in Note A

Note A of Form 4A (based on the gov.uk form) sets out three requirements. The new rent date must meet all three.

Requirement 1: two months’ notice

The two months run from when your tenant receives the notice, not from when you send it. If you hand it over in person, that is the same day. If you post it, allow time for delivery.

Our tools use these conservative planning allowances. They are buffers, not statutory deemed-service rules:

Business days exclude weekends and bank holidays in England and Wales. For more on proof of service, see how to serve a notice.

Requirement 2: 52 weeks, sometimes 53

Count 52 weeks (364 days) from the date the tenancy began, or from the date the last increase took effect.

52 weeks is slightly shorter than a calendar year. Over time, increase dates could drift earlier each year. Note A3 stops this. If there has been a rent increase since 11 February 2003, the new rent date cannot be more than six days before the anniversary of that first post-2003 increase. If it would be, you must wait 53 weeks instead of 52.

That is why question 4.4 of Form 4A asks for the date of the first rent increase after 11 February 2003.

Requirement 3: the first day of a rent period

The new rent must start on the day a rent period begins. Form 4A gives two examples:

• For a monthly tenancy that started on the 20th of a month, the new rent must start on the 20th.
• For a weekly tenancy that started on a Monday, the new rent must start on a Monday.

If your tenancy started on the 31st, our calculator treats the last day of shorter months as the start of the period.

The method in four steps

1. Work out when the tenant will receive the notice, using the allowance for your service method.
2. Add two calendar months. This is the earliest date by notice.
3. Add 52 weeks to the tenancy start date or the last increase date. Check the anniversary rule and use 53 weeks if it applies. This is the earliest date by time.
4. Take the later of those two dates. Then move forward to the next first day of a rent period. That is your earliest valid start date.

Worked example 1: a monthly tenancy, first increase

• The tenancy started on Monday 15 December 2025. Rent is paid monthly on the 15th.
• There has been no rent increase yet.
• You post the notice by first class post on Monday 12 October 2026.

Both checks land on 14 December 2026, but that is not the first day of a rent period. The earliest valid start date is Tuesday 15 December 2026.

Worked example 2: a weekly tenancy, first increase

• The tenancy started on Monday 3 November 2025. Rent is paid weekly, so every rent period starts on a Monday.
• There has been no rent increase yet.
• You hand the notice to the tenant on Friday 9 October 2026.

Here the 52-week rule was met early. The notice period is what holds the date back. The earliest valid start date is Monday 14 December 2026.

Worked example 3: the 53-week anniversary rule

• A weekly tenancy started on Monday 1 April 2013. Rent periods start on Mondays.
• The first rent increase after 11 February 2003 took effect on Monday 7 April 2014. This goes in question 4.4.
• The most recent increase took effect on Monday 30 March 2026. This goes in question 4.3.

Because 29 March 2027 is more than six days before the anniversary, you must wait 53 weeks. The earliest date by time is Monday 5 April 2027, which is already a Monday. As long as your notice reaches the tenant by Friday 5 February 2027 (two months earlier), that is your earliest valid start date.

Compare a monthly tenancy. If the first post-2003 increase was on 1 March 2020 and the last was on 1 March 2026, 52 weeks after the last increase is Sunday 28 February 2027. That is only one day before the 1 March anniversary, so 52 weeks is enough. The next rent period starts on Monday 1 March 2027.

Worked example 4: working backwards from a target date

Often you know when you want the new rent to start, and need to know the latest day to serve. Say a monthly tenancy started on the 1st of a month, it has been running for more than a year with no increase, and you want the new rent to start on Friday 1 January 2027.

If you posted on Thursday 29 October, the two business days take delivery to Monday 2 November. Two months from then is 2 January 2027, which is too late. In practice, hand delivery on a weekday before the weekend gives you more margin.

Common mistakes

• Counting from the posting date. The notice period runs from receipt. Build in the delivery allowance.
• Forgetting the rent period. A date that passes both time checks still fails if it is not the first day of a rent period.
• Ignoring question 4.4. If there has been an increase since 11 February 2003, check the anniversary rule.
• Using a different rent period. The proposed rent must be for the same period as the current rent, and the period must be a month or less.
• Cutting it fine. If your calculation lands within a day or two of the limit, pick the next rent period instead.

Frequently asked questions

Can I give more than two months’ notice?

Yes. Two months is the minimum. You can choose a later start date, as long as it is the first day of a rent period and meets the 52-week (or 53-week) rule.

Does the 52 weeks run from the start of the original fixed term?

For a first increase, Note A3 counts 52 weeks from when the tenancy began. If your tenancy was an assured shorthold tenancy that became an assured periodic tenancy on 1 May 2026, check the start date carefully and take advice if you are unsure.

What if the tenancy started on the 31st?

Our calculator treats the last day of shorter months as the start of the rent period. For example, a 31st start becomes 30 November in November.

Do bank holidays affect the date?

They affect our delivery allowances, because we count business days. They do not change the two-month or 52-week rules themselves.

What happens if I get the date wrong?

The tenant can refer the notice to the tribunal. For example, Form 4A says a tenant can challenge a notice that was not given at least two months before the increase. You may need to serve a new notice with a correct date.

Can I increase the rent twice in a year if the tenant agrees?

Form 4A can be used no more than once a year. A tenant can agree in writing to change or delay an increase proposed in the notice, but do not rely on informal agreements to get around the rules. Take advice if you are unsure.

What date goes in question 4.3 if there has been no increase?

Leave it blank. Question 4.4 is also left blank if there has been no increase since 11 February 2003.

Next steps

• Check your dates with the free Section 13 rent increase date calculator.
• Create your notice on the Section 13 notice (Form 4A) page. It runs the same date checks before you download.
• Read how to fill in Form 4A, question by question.
• Understand what happens if your tenant disagrees in what happens if a tenant challenges a rent increase.

If you are in a dispute about a rent increase, speak to a solicitor, or your tenant can get advice from Shelter.