What Landlords Need to Know About Section 13 and Rent Reviews
Wed 10 Sep 2025
The Renters’ Rights Bill is expected to pass Royal Assent very soon, and with it comes one of the most significant shake-ups to the private rental sector in recent years. For landlords, one of the biggest changes will be how rents can be reviewed or increased, and so this blog will outline the changes. At Wills & Smerdon, we’re ready and waiting for the changes, having followed the parliamentary process and adjusted all of our systems and processes accordingly. As proud Propertymark members and Goodlord tenancy platform users, we’re fully equipped to help you navigate the new legislation with confidence and compliance.
Section 13 will be the only legal way to increase rent under the Renters’ Rights Bill. Two months’ notice is now required - and rent reviews must reflect fair market value. Compliance is key, and that’s where Wills & Smerdon shines. If you’ve been self-managing your rental property or properties, maybe now it’s time to consider expert help.
Contact our lettings team for a confidential chat about how these changes may affect you. Lettings: 01483 284141
What’s changing?
One of the headline changes is that periodic tenancies will become the new norm, replacing fixed-term [assured shorthold] tenancies entirely. This means that the only route for rent increases will be via a Section 13 notice. Where landlords previously had a few different avenues, such as including rent review clauses in the tenancy or renewing at a new rental price and signing a new fixed-term agreement, those options will disappear. It’s Section 13 or nothing once the law comes in! And, crucially, the notice period for rent increases will double from one month to two months.What is a Section 13 Notice?
A Section 13 notice is the legal document that allows you, once every 12 months, to increase the rent for a periodic tenancy. It must be served using the official Form 4, detailing current and proposed rent, the notice period, and other relevant info like service charges if included. The proposed increase must be in line with “fair market rent” [using comparable evidence, or online rent trackers] and, tenants can appeal to a tribunal if they believe the increase is unfair. It’s absolutely vital that your rental assessments reflect true market value, and are well documented.Sounds admin-heavy? And it can be!
Serving Section 13 notices may sound simple enough, but when you're managing multiple properties, or self-managing, the admin quickly stacks up. The notice is called a “prescribed form’ which means it must be correctly completed and that’s where things can go wrong! Late notices, incorrect dates, or non-compliant rent hikes could land landlords in hot water or cause income delays. That’s why we use Goodlord, a platform that automates the Section 13 process, ensuring notices are compliant, timely, and traceable. It even alerts us when tenancies are coming up for review, so we can discuss the rental price with you and issue the notice in the correct timely manner.Why working with a qualified agent matters now more than ever
For landlords who’ve been managing their own properties, these new changes are a real turning point. The combination of increased admin, compliance risks, and potential tribunal disputes means the DIY route is now far riskier. At Wills & Smerdon, our experienced lettings team is trained in the latest legislation and compliance protocols. We handle everything from tenant communication to tribunal protection and fair market rent reviews. We also make sure rent increases are served promptly and fairly, so you don’t lose out financially, and tenants have peace of mind that their home remains compliant and well-managed.Thinking of switching to a managed service?
Whether you're a seasoned landlord or new to the private rental sector, we’re here to make life easier, and more profitable, for you. Our full management service ensures your property complies with all the latest regulations, and ensures that rent reviews are handled with the right balance of fairness and precision. If you’re currently self-managing and feeling the pressure of new legislation, let’s have a chat. If you get things wrong, the losses could far outweigh the cost of using a regulated agent, and remember, agency fees are deductible from your tax bill, so what do you have to lose?Section 13 will be the only legal way to increase rent under the Renters’ Rights Bill. Two months’ notice is now required - and rent reviews must reflect fair market value. Compliance is key, and that’s where Wills & Smerdon shines. If you’ve been self-managing your rental property or properties, maybe now it’s time to consider expert help.
Contact our lettings team for a confidential chat about how these changes may affect you. Lettings: 01483 284141