What does a Section 13 rent review involve now?
A rent review clause no longer raises the rent on an assured periodic tenancy in England. The increase has to go through a Section 13 notice (Housing Act 1988, section 13(4A)). The notice is on the prescribed form (Form 4A). The new rent must start at the beginning of a rent period, at least two months after the notice is served, and at least 52 weeks after the last increase took effect (section 13(2)).
The tenant can apply to the First-tier Tribunal before the new rent starts (section 13(4)). The tribunal then sets the open-market rent if it is lower than the proposal, and the proposal otherwise (section 14ZB). It can only cut your figure. It cannot raise it.
Why does tribunal evidence matter to an agency?
Because a cut carries forward. Next year’s review starts from the lower figure, and the landlord asks who chose it. The strongest evidence is achieved lettings of similar homes nearby. Published tribunal decisions show how proposals like yours have fared when challenged. Browse them free on rent tribunal decisions by area, or test one figure with the tribunal risk checker.
How does Abide.Rent run reviews across a book?
- Find the reviews worth doing. One list of tenancies whose rent sits below the local range, with the gap in pounds and when a review is next allowed. See rent reviews.
- Get the date right. Each tenancy shows its earliest valid date under the 52-week rule, and why. See a rent increase from start to finish.
- Set a figure you can defend. Add achieved lettings, graded strong, usable or weak against the home. See comparable lettings evidence.
- Show the risk. Tribunal decisions near the property and a risk rating on the figure, with the warning that the tribunal can go below today’s rent. See tribunal-backed rent reviews.
- Get the landlord’s yes. The landlord approves from their own login. See when the landlord approves a rent review.
- Serve it and prove it. How it was sent, whether the email was reported as opened, and when the tenant confirmed. See Section 13 notices and proof of service.
- If the tenant applies. The evidence pack and the referral tracker keep the directions, the statement deadline and a draft statement. See following a tribunal referral.
A worked example: three notices served on one Monday
An agency serves three Section 13 notices on Mon 2 November 2026. Each tenancy is monthly. The earliest new rent is the later of two months after service and 52 weeks after the rent last changed, moved to the next rent day.
| Tenancy | Rent last changed | Served by | Counts as served | Earliest new rent | Tenant must apply by |
|---|---|---|---|---|---|
| Flat 1 | Mon 1 December 2025 (last increase took effect) | By hand | Mon 2 November 2026 | Mon 1 February 2027 | Sun 31 January 2027 |
| House 2 | Thu 15 January 2026 (tenancy began, no increase since) | First-class post | Wed 4 November 2026 | Fri 15 January 2027 | Thu 14 January 2027 |
| Flat 3 | Sun 1 March 2026 (last increase took effect) | Email (agreed in writing) | Wed 4 November 2026 | Mon 1 March 2027 | Sun 28 February 2027 |
Flat 1 is held back by the two months’ notice. House 2 and Flat 3 are held back by the 52 weeks. Post and email are treated, cautiously, as served on the second working day after sending. Check one tenancy with the Section 13 rent increase calculator, and read the two-month minimum, explained.
What does it cost to run every review?
Portfolio includes every feature: rent reviews, notices, evidence bundles, monthly landlord statements and the compliance score. You are not charged again for each notice.
After the trial, Portfolio is £8.99 a month including 3 properties, then £2.00 for each extra property (£1.00 from the 21st). Paying yearly saves 30%.
Start with start a rent review.