# Quarterday

> Free rent increase, Form 3A notice, pet request and landlord database date calculators for England, plus a private property tracker.

- Quarterday is a free, browser-based set of Renters’ Rights Act date calculators and a property deadline tracker for private landlords in England; data entered stays on the device.
- Rules checked against legislation.gov.uk and GOV.UK on 25 October 2026.
- Section 13 (Form 4A, version 05.26): at least two months’ notice; first increase not before 52 weeks after the tenancy began; later increases 52 weeks (or 53 under s.13(3B)) after the last; new rent must start on the first day of a rent period. In force for private tenancies from 1 May 2026.
- Tenants can challenge on form MR1 (£47) before the new rent starts; landlords may reply on MR2 within 28 days; the tribunal cannot set a rent above the landlord’s proposal and does not backdate it.
- Section 8 (Form 3A, 05.26) notice periods: 4 months for grounds 1, 1A, 2, 2ZA–2ZD, 4A, 6, 6B; 2 months for 5, 5A, 5C, 7, 9; 4 weeks for 5E–5G, 8, 10, 11, 18; 2 weeks for 4, 7B, 12, 13, 14ZA, 15, 17; none for 7A and 14. The notice lapses 12 months after service.
- Pet requests (Housing Act 1988 s.16A): reply in writing on or before the 28th day after the request; 7 days after requested information is provided; consent not to be unreasonably refused. The final Act does not allow requiring pet insurance.
- Private Rented Sector Database: draft regulations laid 9 September 2026 (not yet made as of 25 October 2026) plan regional opening from 15 December 2026 (West Midlands) to 15 August 2027 (South West), three months to register, £65 per property per year per GOV.UK guidance.
- Awaab’s Law applies to social housing from 27 October 2025; extension to private rentals is at consultation (9 October to 18 December 2026), earliest 2027.
- Rents by council: ONS Price Index of Private Rents, 2026-09 data released 21 October 2026, mean rents for 294 English councils (Open Government Licence v3.0).
- Not legal advice: calculators and checklists with links to the official source for each rule.

## Tools

- [Rent increase clock (home)](https://quarterday-rent.pages.dev/): Serve-by and new-rent dates for a section 13 notice.
- [Section 13 rent increase calculator](https://quarterday-rent.pages.dev/section-13-calculator/): Earliest new rent date, Form 4A serve-by date and validation of a proposed date.
- [Form 4A evidence pack](https://quarterday-rent.pages.dev/form-4a-evidence-pack/): ONS rents by council and bedrooms, comparables log, printable summary, MR2 outline.
- [Section 8 notice period calculator](https://quarterday-rent.pages.dev/section-8-notice-calculator/): Form 3A notice periods by ground, earliest court date, 12-month expiry.
- [Pet request deadline](https://quarterday-rent.pages.dev/pet-request-deadline/): 28-day reply deadline with extensions and reply letters.
- [Landlord database dates](https://quarterday-rent.pages.dev/landlord-database/): Region, planned window, fee and registration checklist.
- [Property deadline tracker](https://quarterday-rent.pages.dev/tracker/): All deadlines per property with calendar export.
- [Rents by council](https://quarterday-rent.pages.dev/rents/): ONS average rents for 294 councils in England.

## Guides

- [Form 4A: how to fill in and serve it](https://quarterday-rent.pages.dev/guides/form-4a-guide/): Form 4A is the prescribed section 13 notice a private landlord in England must use to propose a rent increase since 1 May 2026. Serve it at least two months before the new rent starts, no earlier than 52 weeks after the tenancy began or the last increase, and make the new rent start on the first day of a rent period. Mistakes in the dates are the most common reason a notice fails.
- [Section 13 rent increases after 1 May 2026](https://quarterday-rent.pages.dev/guides/section-13-rent-increase/): Since 1 May 2026, a private landlord in England can only raise the rent on an assured periodic tenancy with a section 13 notice on Form 4A. The new rent must start at least two months after service, at least 52 weeks after the tenancy began or the last increase, and on the first day of a rent period. Rent review clauses no longer have any effect, and a tribunal can never set a rent above the one you proposed.
- [Rent increase challenged? The MR2 reply](https://quarterday-rent.pages.dev/guides/rent-tribunal-mr2-response/): When a tenant in England challenges a Form 4A rent increase, they apply to the First-tier Tribunal on form MR1 (£47) before the proposed start date. You can reply on form MR2 within 28 days, copying the tenant, and the tenant can respond on MR3. The tribunal sets the open-market rent, often on the papers alone, and it can never exceed the rent you proposed or be backdated before the decision.
- [Assured periodic tenancies after 1 May 2026](https://quarterday-rent.pages.dev/guides/periodic-tenancy-changeover/): On 1 May 2026 every existing assured shorthold tenancy in England’s private rented sector became an assured periodic tenancy, section 21 ended, and new tenancies can only be periodic, with rent periods of a month or less. Landlords of existing written tenancies had to give each tenant the Renters’ Rights Act Information Sheet by 31 May 2026, and new tenancies need a written statement of terms before they are entered into.
- [Landlord compliance checklist 2026/27](https://quarterday-rent.pages.dev/guides/landlord-compliance-checklist-2026/): A private landlord in England must renew a gas safety check every 12 months, an electrical inspection (EICR) at least every 5 years and an EPC every 10 years (rated E or better), protect deposits within 30 days, and give tenants copies of certificates within 28 days. From 15 December 2026 the landlord database is planned to open region by region, with every landlord registered by 14 November 2027. Awaab’s Law, the ombudsman and EPC C are announced but not yet law for private landlords.
- [Form 3A: section 8 notice periods by ground](https://quarterday-rent.pages.dev/guides/form-3a-section-8-grounds/): Since 1 May 2026 a private landlord in England can only seek possession with a section 8 notice on Form 3A, relying on one or more Schedule 2 grounds. Each ground has a minimum notice period (four months, two months, four weeks, two weeks or none), and the date in question 2.1 must be the day after the longest one ends. The notice stays usable for 12 months from service.
- [PRS landlord database: dates, fee, details](https://quarterday-rent.pages.dev/guides/prs-landlord-database/): The government says England’s private rented sector (PRS) database will open on 15 December 2026 in the West Midlands, with the other eight regions following monthly until 15 August 2027. Landlords then get about three months to register, and every let property should be on it by 14 November 2027. The announced fee is £65 per property per year. As of 25 October 2026 the regulations were still in draft, so treat the dates as planned rather than law.
- [Pet requests: the landlord’s 28-day reply](https://quarterday-rent.pages.dev/guides/pets-renters-rights-act/): Since 1 May 2026 every private assured tenancy in England has an implied term that a tenant may ask to keep a pet and that the landlord will not unreasonably refuse. You must give or refuse consent in writing on or before the 28th day after the request: a request made on 1 October needs a reply by 29 October. That can stretch to 7 days after the tenant answers a request for more information, or after a superior landlord decides.
- [Awaab’s Law for private landlords: 2026 status](https://quarterday-rent.pages.dev/guides/awaabs-law-private-landlords/): Awaab’s Law sets fixed deadlines for damp, mould and emergency hazards: make emergencies safe within 24 hours, investigate within 10 working days, summarise in writing within 3 working days and start safety work within 5. It has applied to social landlords in England since 27 October 2025. For private landlords it is not yet law: the Renters’ Rights Act gives the power, a consultation runs from 9 October to 18 December 2026, and the earliest start is 2027.

## Optional

- [Full text of all guides](https://quarterday-rent.pages.dev/llms-full.txt): every guide as plain Markdown