Tenancy Variation & Rent Review Bundle Software

The new rent cannot start earlier than 52 weeks after the tenancy began, or earlier than 52 weeks (53 weeks in some cases) after the last increase took effect (Housing Act 1988 s.13(2), (3A)–(3B)). It must start at the beginning of a tenancy period and at least two months after the notice is served (s.13(2)(a)); each rent period must be 28 days or shorter, or monthly (s.4A(3)). From 1 May 2026 Form 4A is the prescribed form under SI 2026/354 for assured tenancies in the private rented sector.

The tenant applies to the First-tier Tribunal (Property Chamber — Residential Property) online or on form MR1 under Housing Act 1988 s.13(4) and s.14(A3), so that the tribunal receives it BEFORE the new rent takes effect. After that date the right to refer falls away and the new rent applies automatically. The application fee is £47 with no hearing fee (Fees Order 2013 Sch 1 item 4.1, from 13 July 2026); there is no fee if the notice is dated before 1 May 2026 or for social rented homes, and Help with Fees (EX160) may apply. The application should include market-rent comparables for similar properties in the area, any lettings-agent valuations, and evidence of any disrepair or restricted-use factors that justify a lower rent.

The tribunal determines the open-market rent at which the dwelling-house might reasonably be expected to be let. Both sides should bring: market-rent comparables for similar properties in the same locality; lettings-agent or surveyor valuations of the subject property; photographs and condition reports (especially of disrepair or restricted amenities); witness statements on local market conditions and the tenancy's history; the current rent passing and any history of previous rent reviews. The tribunal may also direct an inspection of the property.

On the death of a Rent Act 1977 or Rent (Agriculture) Act 1976 tenant, a successor may become entitled to an assured periodic tenancy on the same terms (Housing Act 1988 s.39(5)–(6)). Where the predecessor held a fixed-term tenancy, either the landlord or the tenant may propose different terms, and a rent adjustment to reflect them, on Form 1A (s.39(9)(a)). Form 1A must be served no later than the first anniversary of the predecessor's death. The person served may refer it to the tribunal on Form 2A within three months beginning with the date of service; if it is not referred, the proposed terms take effect from the date in the notice, which cannot fall within those three months (s.39(9)(b)).

A tenant's open-market rent application (form MR1) carries a £47 application fee with no hearing fee (First-tier Tribunal (Property Chamber) Fees Order 2013 Sch 1 item 4.1, from 13 July 2026). There is no fee if the notice is dated before 1 May 2026 or for social rented homes, and Help with Fees (EX160) may apply for applicants on qualifying benefits or low income. The tribunal does not normally award costs against the unsuccessful party (FTT(Property) Rules 2013 r.13), so the financial risk to a tenant referring is low.

Yes. Anyone may represent you before the tribunal, legally qualified or not (Property Chamber Rules r.14). Solicitors, barristers, and Citizens Advice advisers are also options, and Shelter operates a free housing helpline on 0808 800 4444.

The tribunal will tell you the timetable in its directions. It must hold a hearing unless the parties consent to a paper decision, and may treat silence after 28 days' notice as consent (r.31); hearings may be in person or online, and the tribunal often decides on the papers. In rent cases the decision notice may come without reasons — ask for written reasons within 14 days of it being sent (r.36(2)(b), (4)). To appeal, apply to the First-tier Tribunal on form RP PTA for permission to appeal to the Upper Tribunal (Lands Chamber) within 28 days after written reasons are sent (r.52(2)).

Form 4A proposes a new rent going forward — it does not give the landlord possession of the property, only the right to charge more. Form 3A is the Section 8 notice seeking possession because of (typically) accumulated rent arrears under Ground 8 of Sch.2 HA 1988. Where a Form 4A rent review produces a new rent that the tenant cannot pay and at least 13 weeks' rent (weekly or fortnightly) or three months' rent (monthly) is unpaid at notice and hearing (HA 1988 Sch 2 Ground 8), the Possession Line takes over — see our /housing-possession-debt subsite for that procedure.

The Information Sheet for existing tenancies wholly or partly in writing under SI 2026/324 had a one-off deadline within one month of 1 May 2026 (RRA 2025 Sch 6 para 7(2); SI 2026/324) — it is not a per-Form-4A document. For new tenancies entered into after 1 May 2026 the written statement of key terms is given at the start of the tenancy. The Form 4A itself contains the prescribed information about the tenant's right to refer to the tribunal.

From 1 May 2026 terms making a private assured tenancy fixed-term are of no effect and it continues as a periodic tenancy (HA 1988 s.4A, inserted by RRA 2025 s.1). Once periodic, the s.13 rent-review procedure (Form 4A) applies. The first increase under s.13 cannot start until 52 weeks after the tenancy began (s.13(2)(b)).