Rent reviews
Price every Section 13 increase against local evidence before it goes out.
AgentsLandlords
How it works: Rent reviews you can defendCondition record
The tribunal can go below today’s rent.
Condition, improvements and the disregards on the review — and the risk in front of the landlord.
- Tenant improvements disregarded
- Warning before approval
- Printed in the evidence pack
Rent review · 5 Tottington RoadNorthgate Residential
High riskWaiting for the landlordDates valid
Current rent£860.00
Proposed£963.20
Defensible range£864.50–£955.50
Takes effect1 Dec 2026
£7.70 above the range. If the tenant refers it, the tribunal cannot set more than you asked — only the same or less. Change the figure, or keep it and record why.
Evidence behind the range
Your lettings, 3-bed houses, BL84 lets · £905–£950
ONS private rent average, Bury£912
Tribunal: MAN/00BM/MNR/2026/0078cut to £910
How it works in detail
Tribunals value a home as it is: worn flooring, single glazing or a damp patch each come off the rent, and bad enough disrepair can stop the increase altogether. They must also ignore two things (Housing Act 1988, s.14(2)): improvements the tenant made at their own cost, and any fall in value caused by the tenant breaking the tenancy.
What the review records
- Furnished, part furnished or unfurnished.
- Condition notes.
- The landlord’s improvements: what, when and what they cost.
- The tenant’s improvements, marked as disregarded.
- Damage by the tenant, marked as disregarded.
- You can add or correct the condition record later, until the review is cancelled; it does not reset the landlord’s approval.
The warning the landlord sees
If the tenant refers the increase, the tribunal decides the open-market rent. It can be below the current rent. When the comparables sit below today’s rent, the warning names the market figure. It appears on the review before Request landlord approval, and in the approval email with the evidence gathered so far.
The condition record is printed in the evidence pack. Not legal advice.
Abide.Rent is at work
Peace of mind for less than a coffee.
Under £2 a property a month: 10 properties paid yearly work out at £1.61 each. Every certificate, notice and deadline is watched for you.
Related features
Section 13 and proof of service
Served, delivered, opened and confirmed — every step time-stamped.
AgentsLandlords
How it works: Section 13 notices and proof of serviceTribunal evidence pack
Achieved lettings, tribunal decisions and proof of service in one pack.
AgentsLandlordsTenants
How it works: Tribunal evidence packRun your own properties on it for a month, free
One-month free trial, no card needed. Then £8.99 a month including 3 properties, or stay on Solo, free for 1 property. Tenants never pay.