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Open data · 6,304 decisions · updated 23 Oct 2026

Rent tribunal decisions in England

Every rent challenge the First-tier Tribunal has published on GOV.UK since 2018, searchable by street, postcode, council and county. See what the landlord proposed, what the tribunal set, and what made the difference.

Try:2 bed flat London3 bed semi Manchesterstudio Brighton1 bed flat Birminghamterraced house LeedsBristolNew rules only
65% cut

Of 130 new-rules decisions in England, 85 set the rent below the landlord’s notice. Under the new rules a challenge can only lower the rent.

9 asked too little

The tribunal valued the home above the notice but could only award the notice figure. Under-pricing is now a 12-month ceiling.

29 with no increase

New-rules decisions where the rent was held at, or set below, what the tenant already paid.

Raising, serving or answering a challenge

Where to start, whichever stage you are at.

BEFORE YOU SERVEPrice it on evidenceCheck the tribunal risk of your figure and the earliest start date with the Section 13 calculator. Then look at decisions in your council.
NOTICE SERVEDCheck it is validAn invalid Form 4A never takes effect. Check the notice, and see notices struck out by the tribunal.
TENANT HAS APPLIEDSend what winsAchieved lets, condition and the service record. See disrepair and why rents get cut.
AFTER THE DECISIONPlan the next 52 weeksThe new rent starts from the decision. Hardship delays are rare. The next increase is 52 weeks away.

Abide.Rent runs all four stages for every tenancy you manage: evidence, Form 4A, proof of service and the tribunal bundle.

Start your free trial

Latest decisions under the new rules

All new-rules decisions →

By region

England’s nine regions. Open one for its counties, councils and every decision.

London

Decisions2,971
New rules: cut64% of 39
Median rent set£1,500

South East

Decisions842
New rules: cut79% of 14
Median rent set£985

West Midlands

Decisions583
New rules: cut50% of 8
Median rent set£775

North West

Decisions508
New rules: cut58% of 31
Median rent set£798

South West

Decisions410
New rules: cut64% of 11
Median rent set£900

East of England

Decisions400
New rules: cut86% of 7
Median rent set£1,000

East Midlands

Decisions260
New rules: cut50% of 4
Median rent set£723

Yorkshire and The Humber

Decisions181
New rules: cut83% of 12
Median rent set£700

North East

Decisions149
New rules: cut50% of 4
Median rent set£700

By topic

Decisions grouped by what happened and what came up.

149 decisionsNew rules (Renters’ Rights Act)Every published rent decision on a Section 13 notice served from 1 May 2026, where the tribunal cannot set more than the notice and does not backdate..1,381 decisionsRent cut below the proposalPublished decisions where the First-tier Tribunal set the rent below the landlord’s proposal, with the size of the cut and the reasons on GOV.UK..432 decisionsProposal confirmedPublished decisions where the tribunal confirmed the proposed rent in full..9 decisionsLandlord asked too littleNew-rules decisions where the tribunal valued the home above the proposed rent but could only award the notice figure..264 decisionsNo increase at allDecisions where the tribunal held the rent at, or set it below, what the tenant already paid..866 decisionsDisrepairPublished market-rent decisions that discuss disrepair, and what it did to the rent..1,072 decisionsDamp and mouldPublished market-rent decisions that discuss damp, mould or condensation..197 decisionsHardship delaysDecisions where the tenant asked the tribunal to delay the new rent for undue hardship, and whether it agreed..320 decisionsInvalid noticesDecisions where the tribunal struck out the case because the notice was invalid, or where validity was argued..871 decisionsHearings and inspectionsThe minority of rent cases where the tribunal held a hearing or inspected the home, instead of deciding on the papers..11 decisionsTribunal fee repaidDecisions where the tribunal ordered the landlord to reimburse the tenant’s £47 application fee..2,741 decisionsFair rents (Rent Act 1977)Every published fair-rent decision for regulated tenancies under the Rent Act 1977, including where the maximum fair rent cap applied..

Decisions by month

October 2026 →
  1. 48Nov
  2. 73Dec
  3. 64Jan
  4. 62Feb
  5. 77Mar
  6. 62Apr
  7. 127May
  8. 184Jun
  9. 227Jul
  10. 115Aug
  11. 191Sep
  12. 24Oct

Monthly reports

Councils with the most decisions

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How to read these decisions

New rules and earlier rules are never mixed. For notices served from 1 May 2026 the tribunal cannot set more than the notice and does not backdate. Older notices were decided under rules where it could go higher. Fair rents for regulated tenancies are a third system, shown separately.

Decisions are evidence of risk, not a price list. Each values one home on the evidence in front of the tribunal. Most councils have a handful a year. Price a rent from achieved lets of similar homes nearby; use these decisions to see how often, and why, figures get cut.

Coverage. 6,363 rent decisions are published on GOV.UK; 6,304 are in England with a postcode we can place. Older decisions often publish the rent only, so the proposal is shown where the decision states it (1,503 market-rent decisions do not).

Rent increases and the tribunal: common questions

How much can a landlord increase the rent in England?

There is no cap on the amount. For assured periodic tenancies the landlord uses a Section 13 notice (Form 4A), at most once every 52 weeks, with at least two months’ notice. If the tenant applies to the First-tier Tribunal, the rent can go no higher than the open-market rent for the home, and under the new rules never higher than the notice.

Can a tenant challenge a rent increase?

Yes. The tenant can apply to the First-tier Tribunal (Property Chamber) before the new rent starts. The fee is £47. The tribunal then decides the open-market rent for the home on the terms of the tenancy.

How does the rent tribunal decide the rent?

It asks what the home would let for on the open market today, looking at comparable homes nearby and the condition of this one. Rents actually achieved carry more weight than asking rents on portals. It can use its own knowledge of the local market, and most cases are decided on the papers without a hearing.

Can the tribunal set a higher rent than the landlord proposed?

Not for notices served from 1 May 2026: the tribunal sets the market rent or the notice figure, whichever is lower. Under the earlier rules it could go higher, and did in 7% of earlier-rules decisions with both figures published.

How often does the tribunal cut the rent?

Under the new rules, 85 of 130 decisions (65%) set the rent below the landlord’s notice. Where it cut, the median cut was −5.7%, about £100 a month. In 29 cases the rent did not go up at all.

How long does a rent tribunal take?

Under the new rules the median time from application to decision has been 57 days in published decisions. The tenant keeps paying the current rent meanwhile, and the new rent starts from the decision, not the date on the notice.

When does the new rent start after a tribunal decision?

Under the new rules, from the first rent day on or after the decision, with no backdating. For undue hardship the tribunal can set a later date, up to two months after the decision. Under the earlier rules it usually ran from the date on the notice.

Where are rent tribunal decisions published?

On GOV.UK, in the residential property tribunal decisions finder. Abide.Rent reads every rent decision there daily and adds the figures, the place and the evidence, with a link back to the published decision.

What is a fair rent?

The registered rent for a regulated tenancy under the Rent Act 1977, mostly tenancies that began before 1989. Increases are limited by the Maximum Fair Rent Order. It is a different system from Section 13 market rents, so fair-rent decisions are shown separately.

Know the tribunal risk before the notice goes out

  • Every proposed rent checked against local tribunal outcomes before the notice goes out
  • Form 4A prepared, served and proven, with the 52-week clock tracked per tenancy
  • Comparables, condition and service record bundled for the tribunal as you go
Start your free trialOne-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.Or try the free tribunal risk checker →

Source: every First-tier Tribunal (Property Chamber) rent decision published on GOV.UK, read by Abide.Rent and refreshed daily (last 23 Oct 2026). Street, town and postcode district only; open any decision for the tribunal’s published reasons on GOV.UK. Rents are shown a month; weekly rents are converted (× 52 ÷ 12). Contains public sector information licensed under the Open Government Licence v3.0. Decisions are evidence of risk, not a price list. Not legal advice.