Rent Increase Calculator — check the market rent & Section 13 timeline
Free market evidence from real advertised rents near you, plus the earliest dates a formal rent increase could take effect in England.
With your current rent we can show how it compares to the local market.
Rent can only be increased once in 12 months — we'll flag the earliest date the rule allows.
Free, instant, no account needed. Evidence from advertised rentals near your postcode.
Rent increases in England: what landlords ask
What is a Section 13 notice?
Section 13 of the Housing Act 1988 is the formal route for increasing the rent on a periodic assured tenancy in England. The notice must use the prescribed form (Form 4A) — a letter or email proposing a new rent is not a valid Section 13 notice.
How much notice do I have to give for a rent increase?
For rent increases from 1 May 2026, the tenant must get at least two months between the notice being treated as served and the new rent taking effect. Posting first class adds two business days before the notice counts as served, and the new rent must start on the first day of a rent period.
How often can I increase the rent?
Once in any 12-month period, measured from when the previous increased rent took effect. This calculator flags the earliest date the rule allows when you tell it the date of the last increase.
How do I work out the market rent?
With comparable evidence: what similar properties nearby are actually advertised for. This tool builds an evidence band from real advertised rents for your bedroom count in your area — the same kind of evidence a tribunal would expect to see.
What if my tenant disagrees with the increase?
A tenant can refer a Section 13 notice to the First-tier Tribunal, which sets the rent at the open-market rate. The landlord with real comparable evidence is in a far stronger position than one who picked a number — which is exactly what the evidence report here is for.
Does this apply in Wales and Scotland?
No — Section 13 and Form 4A apply to England only. Wales (Renting Homes (Wales) Act) and Scotland (Private Housing (Tenancies) (Scotland) Act) have their own statutory processes. The market-evidence check still works for any UK postcode.
This tool provides an automated market-evidence summary and general guidance. It is not a valuation for lending purposes or legal advice. Section 13 notices must use prescribed Form 4A.