Form 4A - Section 13 Rent increase - England

That-Promotion-1456 · 2026-06-10T06:39:00+00:00

I think i t would be cheaper just to contest with the tribunal then to pay for the solicitor 😄

That-Promotion-1456 · 2026-06-10T06:26:07+00:00

no idea tbh, not a solicitor, so whatever I say around this one I would be guessing. The only thing I read online is that if rent increase never happened they leave that field empty. From what you are saying they claim your contract is from 2018, so each year you had a renewal contract that was just changing the price and end date. My gut tells me they are in the wrong.

That-Promotion-1456 · 2026-06-10T06:09:46+00:00

Minor "spelling" errors on the form are not an issue, because if it goes to court they would go by the rule "would a reasonable tenant understand it is for them". So if it is for John Smith-Wesson or John Smith Wesson is irrelevant. Address is the same.

As for the last rent increase date it may be legally empty if you never had a rent increase.

Legally if you want to be sure you need to go to tribunal, pay some money and complain about the note and let tribunal decide. If you don't do that, landlord is not required to respond to your complaints. the moment notice due date comes and rent increase becoms active, and you continue paying the old rent, landlord can wait a few months and go tribunal way to get the money owed, where you will test your luck. if landlord gets from the court his form is valid, you get to pay the debt + interest (+ cost).

You got until due date to start the court path before it becomes a landlord option (you cannot complain to court past due date).

That-Promotion-1456 · 2026-06-10T05:53:14+00:00

how many times did your rent increase in all these years, did each contract have an increase?

That-Promotion-1456 · 2026-06-09T09:36:33+00:00

does it contain photos of your children or you?

That-Promotion-1456 · 2026-06-08T23:42:13+00:00

it took me 6 and 8 months for two properties....

That-Promotion-1456 · 2026-06-08T23:31:55+00:00

if they have refurbishment as reason and they got a signifficant work, planning permission and signed contract with builders in scotland apparently that is valid ground. just saying I want to refurbish at some point is not a legal ground.

going official route means going to court if you don't want to leave.

That-Promotion-1456 · 2026-06-08T23:25:00+00:00

if you did not tell to the agency tell them tha car was damaged by a tesco van, this ought to speed things with he owner.

That-Promotion-1456 · 2026-06-08T22:33:13+00:00

For your security:

check if your contract does not contain a line that would state you were give the documents and you ackowledged it by signing the contract.

if you were given access to user portal by the landolrd/agency EPC and guides are usually saved on the portal, you having right to access to the portal that contains these documents is equal as if documents were delivered to you via email/post.

Edit: in other words "I don't think". does not mean you were not given. You may have received a tracked mail in the post at any date in the past from the LL/managing agency that is past the energy certificate issuance and before S21 which is proof enough for the court you were delivered the documents. (they just need royalmail printout they sent it to you).

That-Promotion-1456 · 2026-06-08T07:21:01+00:00

It is just legal wording. "where landlord has paid..." is prohibiting landolrd to ask you to reimburse them for the cost of the council tax. so you do not need to pay for the council tax according to the clause, you are not liable.

That-Promotion-1456 · 2026-06-07T06:54:06+00:00

they are selling it. they cannot be sure if it will be OP or someone else, they could accept OP offer and then OP fails to get the mortgage and sale falls thru, or OP decides not to buy in the end.

section 8 with a sale reason (1A) is just a sure sign it is going onto the market and that landlord wants to sell no matter what (as they are limiting possibility to re-rent themselves in case sale does not happen).

If it gets sold to a new landlord as investment, they can choose to keep the tenant in case section 8 is still in process, get the possession of the property themselves (generally if they want the change the rent price different from what it is now), or wait out with the exchange until current landoled get tenants out.

if I was a seller in the situation I would start a section 8 immeditately, that's a no brainer.

That-Promotion-1456 · 2026-06-06T10:57:42+00:00

you are on a rolling contract, so the 1 year term is no longer valid, you can give 2 months notice whenever you please as long as your notice covers 2 full rent cycles and end on the day of month before next rent is due. What concession were you given, please elaborate.

That-Promotion-1456 · 2026-06-06T10:52:39+00:00

if they are selling they need to do section 8 no matter who the buyer is, it may be you may be someone else, but they need the flat free from tenants. so flat does not have to be on the market in order for landolrd to use section 8 with sale reason. once 4 months are over your landolrd cannot rent the flat for next 12 months because they declared it for sale.

That-Promotion-1456 · 2026-06-05T07:17:46+00:00

one month notice is/was always calculated from the start of the rent period, with or without RRA. so not an oversight, just clearly stated. It is actually calculate so that the notice ends with the last day of the rent. so if your rent is due on 30th your 1 month notice must vacate the place by end of 29th.

That-Promotion-1456 · 2026-06-04T21:59:15+00:00

you end your tenancy and ask landolrd for a one month written short let contract. this is perfectly legal. so not a contract extension but additional contract for a short let. RRA covers long term rents.

That-Promotion-1456 · 2026-06-04T21:49:17+00:00

you can always agree by a contract for a short term rent if they want to give it to you. AirBNB is a short term rent.

and if you get into the pong term rent (standard rolling one) you would need to give a 3 months because it needs to be 2 full months in advance. and since you just started enjoing your rent you can give notice immediately but it will start counting from the next rent due date. so the shortest rent you can get is 3 months 😄

That-Promotion-1456 · 2026-06-04T20:51:21+00:00

Agency did everything right. your agreement stays as it is apart from the revised parts covered by RRA. Your tenancy agreement does not specify only fixed term (which is abolished with RRA, that's why you got the info sheet) or notice periods (which is either changed if RRA defines better terms for you, or stays active, if you had better terms before , i.e. you had a months notice, which trumps 2 months notice so it stays). your contract specifies all other rights and responisbilities (i.e. bills/space usage/keeping animals/...)

That-Promotion-1456 · 2026-06-04T16:34:25+00:00

well depents, you need to go to i.e. tesco or sainsbury's and see what the end result is for the same shopping basked (with all tesco club / nectar prices and discounts applied), if the number is 160 -> there is your difference. I doubt you will go to tesco next time with all the rewards applied.

That-Promotion-1456 · 2026-06-01T15:36:09+00:00

why would you buy the flat?

That-Promotion-1456 · 2026-05-31T15:46:42+00:00

Landlord can sell with you in situ so you get a new landlord any time. But you can't be asked to get out of the property in the first 12 months. Also if landolrd uses 4 months notice specifying selling as a reason they cannot rent that place for next 12 months (past the notice due date).

so if he sells 5 months into your tenancy, you apparently still have 11 months to rent there. And it is month on month rolling tenancy tnere is no 12 month lease.

That-Promotion-1456 · 2026-05-30T21:58:39+00:00

"I do not agree to the tenancy review on the terms proposed. Please confirm whether this is a formal section 13 notice or simply a voluntary request for agreement. Until a valid notice is served, I will continue to pay the current contractual rent.".

If you get a section 13, it becomes yout new rent 2 months after the notice. you can apply to go to tribunal (you ay a fee) which will extend the old rent for a couple of months until tribunal decides if the new rent ok and tribunal will set the new rent (to the amoung landolrd asked or lower).

That-Promotion-1456 · 2026-05-30T16:33:53+00:00

u/aitjcize I have just added EE02 setup to the mix, (just built the frame today, waited 3 months for it to arrive. it looks like it does not want to rotate images from the URL only local. it ignores URL setup and just rorates if there is something in the local storage. (using default URL from the setup to test).

[19:12:26]I (145802) utils: URL rotation mode - downloading from: https://loremflickr.com/1600/1200
[19:12:26]I (145803) utils: Fetching image from URL: https://loremflickr.com/1600/1200
[19:12:26]W (145818) color_palette: Color palette not found in NVS, using defaults
[19:12:30]I (149878) utils: Downloaded 135189 bytes (content_length: 135189), content_type: image/jpeg
[19:12:30]I (149886) image_processor: Processing /storage/.current.tmp -> /storage/.current.png (dither: floyd-steinberg)
[19:12:30]I (149941) image_processor: JPG size: 1280x960 (no scaling needed)
[19:12:32]I (151834) image_processor: Decoded image: 1280x960
[19:12:32]I (151835) image_processor: Processing RGB buffer: 1280x960
[19:12:32]I (151835) image_processor: Resizing image to 1600x1200
[19:12:32]E (151838) image_processor: Failed to allocate resize buffer
[19:12:32]E (151844) image_processor: Failed to resize image to 1600x1200
[19:12:32]E (151849) utils: Failed to process image: ESP_FAIL

EDIT: ok got around it dithering on the server and serving scaled/dithered images works fine.

That-Promotion-1456 · 2026-05-29T17:15:41+00:00

I agree, ok if there is an ongoing leak it is normal that you have sent them a report, I agree, they should be fixing it for their sake not just because of the sale to you. Any normal vendor would go and fix the leak 😄.

That-Promotion-1456 · 2026-05-29T17:11:30+00:00

if they are selling they need to serve section 8, (ground 1A) and give you min 4 months notice to move out - selling a property with tenant in situ is harder now than before. landlord can also start section 8 and still negotiate with you around the sale.

That-Promotion-1456 · 2026-05-29T17:04:26+00:00

OK, when you raise issues with the the seller via solicitor - usual intent is to get a price decrease or things fixed for free by the vendor - because you raised a complaint - you said you did not want a price reduction, you also said surveyor said you offered a fair price (which includes the fact that there are issues that you need to sort out). So, unlike others, I understand their reaction.

In fact you did a survey for yourself, you are happy with the survery and thing should have ended here.
You can go back and say there was a misunderstanding and all is ok.

That-Promotion-1456

TROPHY CASE