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Rent tribunal decisions in Sandwell
38 published rent tribunal decisions in Sandwell, 2 under the Renters’ Rights Act rules (100% cut). What landlords proposed, what the First-tier Tribunal set and why, linked to GOV.UK.
New-rules decisions where the rent was held at, or set below, what the tenant already paid.
Condition comes up in 3 market-rent decisions in Sandwell. The tribunal values the home as it is.
Tenants asked the tribunal to delay the new rent for undue hardship 2 times; it agreed 2 times.
New rules Notices from 1 May 2026
- Decided
- 2
- Set below the proposal
- 100% England 65%
- Median cut, where cut
- −11.8% £120 a month
- Median wait, application to decision
- 72 days
- Cut 100%
- Confirmed 0%
Only 2 so far: read them as examples, not a rate.
Earlier rules Notices before 1 May 2026
- Decisions
- 31
- Set below the proposal
- 65% of 17 with both figures
- Set above the proposal
- 6%
- Median rent set
- £950
- Cut 65%
- Confirmed 29%
- Above 6%
Raising rents in Sandwell? Abide.Rent checks each proposed rent against local evidence and tribunal outcomes before you serve.
Start your free trialLatest under the new rules
Notices served from 1 May 2026. The tribunal cannot go above the notice.
Every recent decision
The latest 30 of 38. Open one for the figures, the evidence and the tribunal’s reasons.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 30 Sep 2026 | Lower High St, Wednesbury WS10Room in a shared house · Sandwell | £500 | £700 | £600 | Cut 14.3% | New rules |
| 3 Sep 2026 | Denbeigh Drive, West Bromwich B711-bed maisonette · Sandwell | £525 | £680 | £700 | Above | Earlier rules |
| 20 Aug 2026 | Rosefield Road, Smethwick B672-bed unfurnished terraced house · Sandwell | £650 | £900 | £800 | Cut 11.1% | Earlier rules |
| 18 Aug 2026 | Church St, Tipton DY42-bed unfurnished maisonette · Sandwell | £385 | £800 | £750 | Cut 6.2% | Earlier rules |
| 11 Aug 2026 | Thistle Way, West Bromwich B713-bed unfurnished semi-detached house · Sandwell | £1,360 | £1,500 | £1,360 | Cut 9.3% | New rules |
| 7 Jul 2026 | Joseph Hall Drive, Tipton DY42-bed semi-detached house · Sandwell | £1,450 | £1,525 | £1,450 | Cut 4.9% | Earlier rules |
| 2 Jul 2026 | Roman Way, West Bromwich B712-bed semi-detached house · Sandwell | £1,185 | £1,275 | £1,275 | Confirmed | Earlier rules |
| 2 Jul 2026 | Wallace Road, Oldbury B693-bed unfurnished terraced house · Sandwell | £1,100 | £1,300 | £1,300 | Confirmed | Earlier rules |
| 25 Jun 2026 | Thistle Way, West Bromwich B713-bed semi-detached house · Sandwell | £1,405 | £1,450 | £1,440 | Cut 0.7% | Earlier rules |
| 18 Jun 2026 | Sandwell B692-bed flat · Sandwell | £650 | £950 | £825 | Cut 13.2% | Earlier rules |
| 27 May 2026 | Firs Lane, Smethwick B672-bed flat · Sandwell | £795 | £825 | £825 | Confirmed | Earlier rules |
| 12 May 2026 | Durban Street, Smethwick B662-bed terraced house · Sandwell | £700 | £1,000 | £750 | Cut 25% | Earlier rules |
| 7 May 2026 | Sandwell WS103-bed terraced house · Sandwell | £600 | £995 | £600 | Cut 39.7% | Earlier rules |
| 16 Apr 2026 | Westfield Road, Smethwick B673-bed terraced house · Sandwell | £900 | £1,000 | £900 | Cut 10% | Earlier rules |
| 10 Mar 2026 | Blacksmith Way, West Bromwich B70Sandwell | £425 | — | £481 | Registered | Fair rent |
| 4 Mar 2026 | Smeaton Avenue, Birmingham B664-bed semi-detached house · Sandwell | £1,150 | £1,225 | £1,225 | Confirmed | Earlier rules |
| 29 Aug 2025 | Sandwell B673-bed terraced house · Sandwell | £575 | £975 | £950 | Cut 2.6% | Earlier rules |
| 13 Mar 2025 | Aster Way, Walsall WS53-bed furnished detached house · Sandwell | £950 | £1,150 | £1,150 | Confirmed | Earlier rules |
| 12 Feb 2025 | Sandwell B665-bed terraced house · Sandwell | £700 | £1,500 | £1,000 | Cut 33.3% | Earlier rules |
| 29 Jan 2025 | Cuin Road, Smethwick B66Unfurnished house · Sandwell | — | — | £950 | Set | Earlier rules |
| 13 Dec 2024 | Lightwoods Road, Sandwell B67Unfurnished terraced house · Sandwell | — | — | £800 | Set | Earlier rules |
| 23 Sep 2024 | Cumberland Road, West Bromwich B713-bed unfurnished semi-detached house · Sandwell | £650 | £900 | £850 | Cut 5.6% | Earlier rules |
| 6 Jun 2024 | Coleman Road, Wednesbury WS103-bed unfurnished terraced house · Sandwell | — | — | £875 | Set | Earlier rules |
| 20 May 2024 | Carisbrooke Road, Wednesbury WS104-bed unfurnished detached house · Sandwell | — | — | £1,000 | Set | Earlier rules |
| 7 May 2024 | Gilbert Road, Birmingham B662-bed unfurnished terraced house · Sandwell | — | — | — | Registered | Fair rent |
| 11 Apr 2024 | Grange Road, West Bromwich B70Sandwell | £334 | — | £377 | Registered | Fair rent |
| 19 Mar 2024 | Denby Way, Cradley Heath B643-bed unfurnished terraced house · Sandwell | — | — | £1,050 | Set | Earlier rules |
| 5 Dec 2023 | Walsall Road, Birmingham B422-bed furnished maisonette · Sandwell | — | — | £700 | Set | Earlier rules |
| 24 Oct 2023 | Smeaton Avenue, Birmingham B662-bed unfurnished semi-detached house · Sandwell | — | — | £875 | Set | Earlier rules |
| 17 Aug 2023 | Great Arthur Street, Birmingham B661-bed unfurnished flat · Sandwell | — | — | £511 | Set | Earlier rules |
Decisions by month
Last 12 months with a published decision. Tribunals publish weeks after deciding, so the latest month fills in over time.
What came up
- Damp or mould raised 12
- Hearing held 6
- Landlord sent comparables 6
- Tenant sent comparables 6
- Home inspected 5
- Achieved rents cited 3
- Asking rents cited 3
- Portal listings cited 3
Counted from the text of market-rent decisions. Older decisions often publish the rent only, without reasons.
By type of home
Market-rent decisions in Sandwell by bedrooms and type, so you can compare homes like yours.
| Type of home | Decisions | Median rent set | Cut below the proposal |
|---|---|---|---|
| Rooms in shared houses | 1 | £600 | — |
| 1-bed flats | 2 | £606 | — |
| 2-bed flats | 4 | £788 | 67% of 3 |
| 2-bed houses | 7 | £950 | 75% of 4 |
| 3-bed houses | 12 | £975 | 75% of 8 |
| 4-bed houses | 2 | £1,113 | — |
| 5+ bed houses | 2 | £1,050 | — |
All rules and years together. Type and bedrooms are read from the tribunal’s description of the home; older decisions often do not describe it.
Fair rents (regulated tenancies)
5 Rent Act 1977 decisions in Sandwell, median £537 a month, 4 limited by the Maximum Fair Rent Order. A different law from Section 13.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 10 Mar 2026 | Blacksmith Way, West Bromwich B70Sandwell | £425 | — | £481 | Registered | Fair rent |
| 7 May 2024 | Gilbert Road, Birmingham B662-bed unfurnished terraced house · Sandwell | — | — | — | Registered | Fair rent |
| 11 Apr 2024 | Grange Road, West Bromwich B70Sandwell | £334 | — | £377 | Registered | Fair rent |
| 23 Jul 2021 | Blacksmiths Way, West Bromwich B70Sandwell | £303 | — | £593 | Registered | Fair rent |
| 3 Sep 2020 | Wellington Street, Cradley Heath B64Sandwell | — | — | £637 | Registered | Fair rent |
Other councils in West Midlands
Reading these decisions
- Each decision values one home on the evidence in front of the tribunal. It is not a rent for the street.
- A confirmed rent under the new rules means the market was at least that high; the tribunal could not go higher.
- The tribunal can set a rent below what the tenant already pays, usually for condition or a weak evidence pack.
Tenants: is my rent increase notice valid? Landlords and agents: tribunal risk checker · all new-rules decisions.
Questions agents and landlords ask
How many rent tribunal decisions are there in Sandwell?
38 published decisions: 2 on notices under the Renters’ Rights Act rules, 31 under the earlier rules and 5 fair-rent decisions for regulated tenancies. The list is refreshed daily from GOV.UK.
Does the tribunal usually cut rent increases in Sandwell?
Under the new rules, 2 of 2 decisions here (100%) set the rent below the landlord’s notice, against 65% across England. Where it cut, the median cut was −11.8%.
Can the tribunal set a higher rent than the landlord proposed?
Not for notices served from 1 May 2026. The tribunal sets the open-market rent or the notice figure, whichever is lower, and the new rent starts from the decision with no backdating. Under the earlier rules it could go higher, which is why the two are shown separately.
How should I price a rent increase in Sandwell?
Start from rents actually achieved for similar homes nearby, recent and close, then adjust for condition, furnishing and what is included. Tribunal decisions show the risk of getting it wrong; they are not a price list. Keep the comparables and condition record before you serve the notice.
Serve rent increases in Sandwell that survive a challenge
- 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
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.