The History behind Section 13 and the New Rules
Since 1 May 2026, Section 13 (Form 4A) of the Housing Act 1988 (Amended) has become the only mechanism for increasing rent on an assured periodic tenancy in England. Rent review clauses, informal agreements, and the pressure of a tenancy renewal have all been swept away, and letting agents managing rent reviews now need a considerably more disciplined process than many were used to under the old fixed-term system.
Challenging a Rent Increase
The Renters’ Rights Act (RRA) highlighted the provision for tenants to challenge a rent increase something tenants have been able to do for very long time but the emphasis on this process has never been as significant as it has been since July 2025.
It is important to remember that the legislation has two sides of the same coin, like landlords, tenants must also adhere to the rules set out in line within the RRA. For example, they must meet time-frames, follow clear processes and provide information to support their case when applying to the First-tier Tribunal.
Rent Reviews - a Frontline Operational Issue for Letting Agents
The Renters’ Rights Act changes many things. But for letting agents, one of the most commercially important may prove to be this: rent reviews are no longer just an administrative step in the tenancy cycle. They are becoming a more visible, more structured and more contestable process.
That matters because rent reviews sit right at the intersection of landlord expectation, tenant affordability, legal compliance and agency execution.