First-Tier Tribunal Rent Decisions: How to Prepare and What to Expect

More Tenants Will Challenge — and That Is Fine

Under the Renters' Rights Act 2025, all assured tenancies in England are now periodic and Section 13 (our guide) is the only lawful mechanism for increasing rent. That means every tenant in England now has a statutory right to refer any proposed rent increase to the First-tier Tribunal (Property Chamber).

For landlords who have done their homework, this is not something to worry about. The Tribunal exists to determine the market rent objectively — and if your proposed figure is supported by evidence, the process will confirm it. But if you are unprepared, or if your figure is optimistic, the outcome may not go your way.

This guide explains how the Tribunal process works, what has changed under the new rules, and how to build an evidence pack that puts you in the strongest possible position.

The Tribunal is not adversarial. It is an evidence-based process designed to establish a fair market rent — and landlords who prepare properly tend to do well.

How the Tribunal Process Works

When a tenant receives a Section 13 notice proposing a rent increase, they can refer it to the First-tier Tribunal (Property Chamber) at any point before the proposed increase takes effect. Here is what happens next.

The Tenant Makes an Application

The tenant submits an application to the Tribunal, typically online, stating that they wish to challenge the proposed rent increase. They do not need to give a reason beyond disagreeing with the amount.

Both Parties Submit Evidence

Once the application is accepted, both the landlord and the tenant are invited to submit written evidence. This is your opportunity to present comparable lettings data, property details, and anything else that supports your proposed rent.

The Hearing Is Usually Paper-Based

Most rent determination hearings are decided on the papers — meaning a Tribunal panel reviews the written submissions from both sides without an in-person hearing. You do not normally need to attend, instruct a solicitor, or present oral arguments. In straightforward cases, the written evidence is all that matters.

The Tribunal Determines the Market Rent

The Tribunal panel — typically a valuer and one or two other members with property expertise — independently determines what the open market rent should be for your property. Their determination is binding on both parties.

For full details of how the Renters' Rights Act 2025 amended this process, see the Act itself alongside the original Housing Act 1988.

A Critical Change: The Tribunal Can Now Reduce Your Rent

This is the single most important change that landlords need to understand about the Tribunal process under the new rules.

Under the old rules, referring a rent increase to the Tribunal was essentially risk-free for landlords — the worst outcome was that the increase would be rejected and the rent would stay the same. That is no longer the case.

If comparable evidence shows that the market rent for your property is lower than what the tenant is currently paying, the Tribunal can — and will — set the rent at that lower figure. This means a poorly judged rent increase proposal could result in you receiving less rent than before you served the notice.

This change makes preparation even more important. You need to be confident that your current rent, as well as your proposed increase, is supported by the local market before you serve a Section 13 notice.

What the Tribunal Considers

The Tribunal's assessment is objective and property-focused. Understanding what they look at — and what they ignore — will help you gather the right evidence.

Factors the Tribunal Weighs

• Size and layout. Number of bedrooms, reception rooms, total floor area, and usable outdoor space.
• Condition and state of repair. A well-maintained property with modern fittings commands more than one with outstanding repairs or dated decor. Current EPC ratings and valid safety certificates are relevant here.
• Location. Proximity to transport links, schools, shops, and local amenities. Even within a single postcode, a quiet residential street will outperform a busy main road.
• Age and character of the building. A Victorian terrace, a 1970s purpose-built flat, and a new-build apartment are different markets even if they share the same number of bedrooms.
• Furniture and white goods. If the property is let furnished, the quality and condition of the furniture matters. A property with a new washing machine, dishwasher, and quality bed frame will justify a higher rent than one with worn-out appliances.
• Comparable lettings evidence. This is the most influential factor. The Tribunal will look at what similar properties in the area have actually let for, not just what landlords are asking.

What the Tribunal Ignores

• Your mortgage payments, interest rate, or other borrowing costs
• How much you paid for the property or your desired yield
• Service charges or ground rent you pay (unless these are passed on separately)
• The tenant's personal circumstances or ability to pay
• Improvements the tenant has made to the property at their own expense

How to Gather Comparable Evidence

Your evidence pack is the single most important factor in a Tribunal determination. The stronger your comparables, the more likely the Tribunal will agree with your proposed rent.

Where to Find Comparables

Property portals are your primary source. Search Rightmove, Zoopla, and OnTheMarket for properties currently listed to let in your area. Filter by the same number of bedrooms and property type (flat, terrace, semi-detached, etc.) and note the asking rents.

Recently let properties are even more valuable than current listings because they show what tenants actually agreed to pay, not just what landlords hoped for. Some portals show "let agreed" prices. If you can access these, prioritise them.

Local letting agents can provide market opinions. Call two or three agents in your area and ask what they would expect your property to achieve if it were listed today. Make a note of the agent's name, the date of the conversation, and the figure they quoted. This is admissible evidence.

How to Select the Right Comparables

Not all comparables are equal. The Tribunal will give the most weight to properties that closely match yours on the factors that matter.

• Location first. Properties within half a mile are ideal. The same street or estate is best.
• Size and type. Match bedroom count and property type as closely as possible. A two-bedroom flat is not a useful comparable for a two-bedroom house with a garden.
• Condition. If your property is in good condition, compare it with other well-maintained lets. If it needs work, be honest — a freshly refurbished comparable will not help your case if your property has a dated kitchen and worn carpets.
• Recency. Listings from the past three months carry far more weight than those from six or twelve months ago. Rental markets move, and stale data can undermine your position.

Aim for five to six comparable properties. Three is the minimum to establish a pattern; more than eight becomes unwieldy and dilutes the impact.

How to Record Your Evidence

For each comparable, save the following:

• A screenshot of the listing, clearly showing the asking rent, number of bedrooms, property type, and key features
• The date you captured the screenshot (this matters — listings change and disappear)
• The property's approximate location (full address if available, or street name and postcode)
• A brief note on how it compares to your property — what is similar and what differs

Organise your comparables into a simple table or schedule. This makes it easy for the Tribunal panel to review and compare.

Five well-chosen comparables with clear screenshots and honest notes on similarities and differences will carry more weight than twenty loosely relevant listings.

Timeline: From Challenge to Decision

Understanding the timeline helps you plan ahead and manage your expectations.

The exact timeline varies by region and Tribunal workload. In busier areas, it may take longer. During this period, the tenant continues paying the existing rent.

Once the Tribunal issues its determination, the new rent — whether higher, the same, or lower than the current rent — takes effect from the date specified in the original Section 13 notice. The landlord cannot propose another increase for 12 months from that date.

What Happens After the Decision

The Tribunal's determination is binding. Here is what follows:

• If the Tribunal sets the rent at or near your proposed figure, the increase takes effect from the date in your Section 13 notice. The tenant must pay the new rent from that date, including any arrears for the period between the notice date and the decision.
• If the Tribunal sets a lower figure than you proposed, that lower figure becomes the rent. You must accept it and cannot serve another Section 13 notice for 12 months.
• If the Tribunal sets the rent below the current rent, the reduced figure becomes the new rent from the date in your notice. This is the new risk under the Renters' Rights Act — and the reason thorough market research before serving any notice is essential.

Practical Preparation Tips

Start Gathering Evidence Before You Serve the Notice

Do not wait for the tenant to challenge. Compile your evidence pack at the same time you decide on the proposed rent. This ensures your screenshots and agent opinions are current and that you are confident the figure is defensible.

Be Honest About Your Property's Condition

If your property has a dated bathroom or needs external work, do not compare it with recently refurbished lets and hope the Tribunal will not notice. They will. Acknowledge the differences in your evidence and adjust your comparables accordingly.

Present Clearly and Concisely

The Tribunal panel reviews many cases. A well-organised submission with a clear schedule of comparables, dated screenshots, and brief explanatory notes will be far more persuasive than a disorganised pile of printouts. Keep your written statement to one or two pages, and let the evidence speak for itself.

Do Not Overreach on the Proposed Rent

Given that the Tribunal can now reduce rent below the current level, there is a real cost to being aggressive. If comparable evidence supports a modest increase, propose a modest increase. Overshooting invites a referral and risks an unfavourable determination.

Communicate With Your Tenant

Many Tribunal referrals can be avoided with a straightforward conversation. If you can show your tenant the comparable evidence and explain how you arrived at the figure, they may accept the increase without a referral. Transparency builds trust — and it is far less time-consuming than a Tribunal process. Under the new rental bidding and transparency rules, openness about pricing is increasingly expected.

Further Reading

• Section 13 Rent Increase Notice: New Rules — The full Section 13 process, notice periods, and how to serve a valid notice.
• How Much Can a Landlord Increase Rent? — Market rent, comparables, and setting a defensible figure.
• Rental Bidding Wars Banned: Rent Transparency Rules — How the new transparency requirements affect your approach to rent setting.