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
Tribunal-ready in one click.
Achieved lettings, tribunal decisions and proof of service in one pack.
- Built as you go
- Export when challenged
- Kept on legal hold
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
A normal week, with Abide.Rent
A tenant has referred the increase to the tribunal. Deadline for evidence: two weeks.
Sarah, property manager at a six-person agency, 180 homes
Today, without it
- Dig through emails for the notice and the service record
- Rebuild the comparables from memory
- A weekend lost putting a bundle together
- ReferralAbide.Rent
Puts the file on legal hold so nothing can be removed.
- Same dayYou
Opens the evidence pack: comparables, local rents, the notice and proof of service.
- Same dayAbide.Rent
Builds it as one PDF with a contents page and page numbers.
- Same dayLandlord
Gets a copy to check before it goes in.
What changes for you
- The pack is built as you work, not at the last minute
- One PDF the tribunal can follow
- Kept even if the subscription lapses
How it works in detail
In reasoned decisions, 47% showed a problem with the evidence. 39% of tribunals used their own market knowledge. In 21% of cases at least one side sent nothing. If the tenant challenges, you should not be starting from a blank folder.
The same numbers you used to pick £1,650 sit in the pack: lettings you have already done, official local rent averages (ONS) for similar homes in the area, and what tribunals did to figures like yours. We do not invent a comparable on your street from three far-away decisions.
What goes in the pack
Proof of service — the notice as sent, how you sent it, whether the email was reported as opened, when the tenant confirmed — plus the tenancy and rent history, the deposit, the certificates and the condition record, including the improvements and damage the tribunal must disregard.
- Achieved lettings first: each comparable with its adjustment table and the document behind it.
- Then published tribunal decisions on similar homes, as context.
- Then any asking rents, marked as weak evidence.
- Ready at three strong achieved lettings; until then, the pack says how many more are needed.
Plus a list of gaps — for example no recent inspection. The tribunal cannot award more than you asked: the pack defends £1,650. It does not win £1,800. It also cannot stop the tribunal going below today’s rent if the market is lower.
If the tenant applies, the referral tracker keeps the directions, the statement deadline, a draft statement and a record of what you sent.
Licence
Tribunal data is Open Government Licence v3.0. Attribution required: Contains public sector information licensed under the Open Government Licence v3.0.
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.
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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.