When can the rent go up? Every Renters’ Rights Act date for your lets.
Since 1 May 2026, every private tenancy in England runs on dates: two months to serve Form 4A, 52 weeks between increases, four months for a sale notice, 28 days to answer a pet request. Type yours in and Quarterday prints the date, the rule behind it and the official source.
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- England onlyPrivate assured tenancies
Rent increase clock
Section 13 notice (Form 4A) dates for a private assured periodic tenancy in England. The example below updates as you type.
Check a date you have in mind, or add Form 4A question 4.4
Served on Sun, 25 October 2026, the earliest new rent date is Fri, 15 January 2027. The 52-week rule alone would have allowed 15 September 2026, but that needed serving by 15 July 2026.
In forceas of 25 October 2026Housing Act 1988, section 13 (as amended by Renters’ Rights Act 2025, s.6)
In forceas of 25 October 2026Form 4A (05.26): Landlord’s notice proposing a new rent, private rented sector
The register: every clock a small landlord now runs
Each row is a free tool. The tracker keeps them all for every property and exports them to your calendar.
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Rent increase date
Section 13 / Form 4A: two months’ notice, 52 weeks between increases, start on a rent day.
Every 52 weeks -
Form 4A evidence pack Free during beta
ONS average rents for your council and bedroom count, your comparables, a printable summary and an MR2 reply outline.
Before you serve -
Possession notice dates
Form 3A: notice period by ground, earliest court date, 12-month expiry, re-letting ban after grounds 1 and 1A.
2 weeks to 4 months -
Pet request reply
The 28-day clock, extensions, and three reply letters: consent, consent with conditions, reasoned refusal.
28 days -
Landlord database
Your region’s planned opening and registration deadline, the £65 fee and the details you will need.
Dec 2026 – Nov 2027 -
Certificates and repairs Free during beta
Gas safety, EICR, EPC, deposit protection, and a repairs log measured against Awaab’s Law timings.
24 hours to 10 years
What is law today, and what is still coming
| Measure | Status | Date |
|---|---|---|
| Periodic tenancies, end of section 21, Form 3A and Form 4A, pets, rent in advance and bidding bans | In force | 1 May 2026 |
| Information Sheet for existing written tenancies | Deadline passed | 31 May 2026 |
| Private Rented Sector Database | Draft regulations, awaiting approval | Planned from 15 Dec 2026 |
| Landlord Ombudsman membership | Announced, operator not chosen | Expected 2028 |
| Awaab’s Law for private rentals | Consultation until 18 Dec 2026 | Earliest 2027 |
| EPC C minimum | Announced, regulations not made | 1 Oct 2030 |
| Decent Homes Standard | Announced | 2035 |
Sources and the exact status of each rule are listed on the about page and next to every result.
Frequently asked questions
How often can I increase the rent under the Renters’ Rights Act?
Once every 52 weeks, only with a section 13 notice on Form 4A, giving at least two months’ notice, and the new rent must start on the first day of a rent period. The first increase cannot start until 52 weeks after the tenancy began. Rent review clauses stopped working on 1 May 2026.
What notice period does a section 8 notice need now?
It depends on the ground: four months for selling or moving in (grounds 1 and 1A), four weeks for serious rent arrears (ground 8), two weeks for most breaches, and none for severe antisocial behaviour (grounds 7A and 14). With several grounds, you wait for the longest.
How long do I have to answer a tenant’s pet request?
You must give or refuse consent in writing on or before the 28th day after the request. Asking for more information within those 28 days moves the deadline to 7 days after the tenant provides it. You cannot unreasonably refuse.
When do I have to register on the landlord database?
It is planned to open on 15 December 2026 in the West Midlands and roll out region by region until 15 August 2027, with three months to register after your region opens and a £65 fee per property per year. The regulations were still in draft on 17 October 2026.
Does Awaab’s Law apply to private landlords yet?
No. It has applied to social housing since 27 October 2025. Extending it to private tenancies is out for consultation until 18 December 2026, and the government says the earliest start would be 2027.
Is Quarterday legal advice?
No. It calculates dates and lists what the rules require, with a link to the official source for each rule. Use the official prescribed forms from GOV.UK and take advice if your situation is unusual.
Guides
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Form 4A: how to fill in and serve it
Question-by-question guide to Form 4A (05.26), the only way to raise rent on a private assured periodic tenancy in England since 1 May 2026.
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Section 13 rent increases after 1 May 2026
How private rent increases work in England since 1 May 2026: two months’ notice, once every 52 weeks, Form 4A only, and what a tribunal challenge does.
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Rent increase challenged? The MR2 reply
Your tenant applied to the tribunal on MR1. How the MR2 reply works, the 28-day deadline, what evidence to send and when the new rent can start.
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Assured Periodic Tenancy Agreements: May 2026
How the Renters’ Rights Act turned every private AST in England into an assured periodic tenancy on 1 May 2026, and what landlords must do now.
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Landlord compliance checklist 2026/27
Every recurring legal duty for a private landlord in England, with frequency, deadline and source: gas, EICR, EPC, deposits, alarms, database and more.
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Form 3A: section 8 notice periods by ground
How the new Form 3A section 8 notice works in England from 1 May 2026: every ground, its notice period, the court date and the 12-month validity.
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PRS landlord database: dates, fee, details
England’s private rented sector database opens region by region from 15 December 2026. Your region’s dates, the £65 fee and the details to have ready.
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Pet requests: the landlord’s 28-day reply
A tenant asks to keep a pet: you must reply in writing by the 28th day after the request and cannot refuse unreasonably. Deadlines, extensions and letters.
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Awaab’s Law for private landlords: 2026 status
Awaab’s Law binds social landlords from 27 October 2025. For private landlords it is only proposed, consultation to 18 December 2026. What applies now.
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