Form 4A explained: the official GOV.UK rent increase form for landlords.

This article applies to private residential tenancies in England only. It is for general information purposes and does not constitute legal advice. Landlords should seek independent legal advice for their specific circumstances.

What is Form 4A?

Form 4A is the prescribed government form that landlords must use to propose a rent increase on a periodic assured tenancy in England. It is officially titled "Landlord's notice proposing a new rent for assured tenancies in the private rented sector" and is published on GOV.UK. (Source: GOV.UK, Assured tenancy forms for privately rented properties from 1 May 2026.)

The form came into use on 1 May 2026 when the Renters' Rights Act 2025 came into force. It replaced the previous Form 4, which had been in use since 2015.

Where to get Form 4A

Form 4A is available to download free of charge from the GOV.UK website. Landlords should always download the form directly from GOV.UK to ensure they are using the current version. The form cannot be substituted with a landlord's own document, a letter, an email, or any third-party template. A rent increase notice that is not on the prescribed form will not satisfy the requirements of Section 13 of the Housing Act 1988 and is likely to be invalid. (Source: GOV.UK, Assured tenancy forms for privately rented properties from 1 May 2026; Housing Act 1988, section 13(2).)

Before 1 May 2026, the government published watermarked preview versions of Form 4A so that landlords and agents could familiarise themselves with the new layout. Those preview versions were not valid for service. The final, serviceable versions were published on 1 May 2026. (Source: GOV.UK, Assured tenancy forms for privately rented properties from 1 May 2026.)

What information Form 4A requires

A correctly completed Form 4A must include the address of the property to which the tenancy relates, the name of the landlord and the name of the tenant (matching the tenancy agreement exactly), the existing rent and the proposed new rent, and the date on which the new rent is proposed to take effect.

The form also includes a statement informing the tenant of their right to apply to the First-tier Tribunal (Property Chamber) if they wish to challenge the proposed rent. This statement is part of the prescribed form and must not be removed or altered. (Source: GOV.UK, Assured tenancy forms for privately rented properties from 1 May 2026.)

Where there are joint landlords, all must sign the form unless the tenancy agreement authorises one to act on behalf of both. Where there are joint tenants, all must be named.

What changed from Form 4 to Form 4A

The move from Form 4 to Form 4A was not simply a change of name. The new form reflects the substantive changes to the rent increase procedure introduced by the Renters' Rights Act 2025.

Under Form 4, the minimum notice period for a monthly tenancy was one month. Under Form 4A, the minimum notice period is two months. (Source: Guide to the Renters' Rights Act, GOV.UK.)

Under Form 4, landlords could increase rent through several routes, including rent review clauses, mutual agreement, and tenancy renewals. Section 13 was one option among several. From 1 May 2026, Section 13 using Form 4A is the only lawful route. Rent review clauses in existing tenancy agreements no longer have any legal effect. (Source: Guide to the Renters' Rights Act, GOV.UK.)

Under the old Form 4 regime, the First-tier Tribunal could set a rent higher than the landlord's proposed figure, and increases could be backdated to the notice date. Under Form 4A, the Tribunal cannot set a rent higher than the landlord proposed, and increases are not backdated. The new rent takes effect from the date of the Tribunal's determination. (Source: Renting out your property: guidance for landlords and letting agents, Rent increases, GOV.UK.)

For a full explanation of how the Section 13 procedure works under the new rules, see our article on Section 13 notices explained. For a step by step guide to completing and serving the notice, see our article on how to increase rent after 1 May 2026.

How to serve Form 4A

GOV.UK confirms three acceptable methods of service: in person, by post, or by email where email service is permitted under the tenancy agreement. (Source: Renting out your property: guidance for landlords and letting agents, Rent increases, GOV.UK.)

Whichever method is used, landlords should retain proof of service. For postal service, this means a certificate of posting or recorded delivery receipt. For email, this means a sent copy with a timestamp. For hand delivery, a signed acknowledgement from the tenant is advisable. Proof of service is essential if the tenant later disputes that the notice was received or if the matter reaches the Tribunal.

Common reasons a Form 4A notice may be invalid

A Form 4A notice will not be valid if any of the following apply: the notice was served using the old Form 4 or any other document after 1 May 2026; the proposed effective date does not fall on the first day of a rent period; fewer than two months' notice was given from the date of service; the names on the form do not match the tenancy agreement; the rent was last increased fewer than 12 months before the proposed effective date; or the tenancy began fewer than 52 weeks before the proposed effective date. (Source: Housing Act 1988, section 13, as amended; GOV.UK, Assured tenancy forms for privately rented properties from 1 May 2026.)

An invalid notice has no legal effect. The tenant is not obliged to pay the proposed new rent, and the landlord must start the process again. Depending on the timing rules, this could delay the increase by several months.

What happens after the form is served

If the tenant accepts the proposed rent, they simply begin paying the new amount from the date specified in the notice. No written confirmation is required. If the tenant does not respond and does not apply to the Tribunal before the effective date, the new rent takes effect automatically. (Source: Renting out your property: guidance for landlords and letting agents, Rent increases, GOV.UK.)

If the tenant disagrees, they may apply to the First-tier Tribunal before the effective date. The fee is £47 with no hearing fee. The Tribunal will determine the market rent for the property, capped at the figure the landlord proposed. For a detailed explanation of the Tribunal process and what it means for landlords, see our article on whether a tenant can refuse a Form 4A rent increase.

LLCR helps self-managing landlords track compliance deadlines and generate notices correctly. Build your Form 4A rent increase notice with LLCR's Rent Increase Notice Builder.