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Rent tribunal decisions in West Midlands
440 published rent tribunal decisions in West Midlands, 5 under the Renters’ Rights Act rules (80% cut). What landlords proposed, what the First-tier Tribunal set and why, linked to GOV.UK.
Of 5 new-rules decisions in West Midlands, 4 set the rent below the landlord’s notice. Under the new rules a challenge can only lower the rent.
New-rules decisions where the rent was held at, or set below, what the tenant already paid.
Condition comes up in 28 market-rent decisions in West Midlands. The tribunal values the home as it is.
New rules Notices from 1 May 2026
- Decided
- 5
- Set below the proposal
- 80% England 65%
- Median cut, where cut
- −14.5% £220 a month
- Median wait, application to decision
- 71 days
- Cut 80%
- Confirmed 20%
Earlier rules Notices before 1 May 2026
- Decisions
- 286
- Set below the proposal
- 71% of 116 with both figures
- Set above the proposal
- 9%
- Median rent set
- £794
- Cut 71%
- Confirmed 21%
- Above 9%
Raising rents in West Midlands? 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.
- Cut 14.3%
Room in a shared house
Lower High St, Wednesbury WS1030 Sep 2026 · Sandwell · New rules£700£600a month - Cut 14.6%
Grosvenor Road, Birmingham B17
14 Sep 2026 · Birmingham · New rules£2,050£1,750a month - Cut 9.3%
3-bed unfurnished semi-detached house
Thistle Way, West Bromwich B7111 Aug 2026 · Sandwell · New rules£1,500£1,360a month - Cut 32%
3-bed home
Greenoak Crescent, Birmingham B3011 Aug 2026 · Birmingham · New rules£1,250£850a month - Confirmed
2-bed flat
Birmingham B31£1,150a month6 Aug 2026 · Birmingham · New rules
By council
Every council in West Midlands with at least one published decision.
Every recent decision
The latest 30 of 440. Open one for the figures, the evidence and the tribunal’s reasons.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 6 Oct 2026 | Anderton Rd, Birmingham B112-bed unfurnished terraced house · Birmingham | £475 | £900 | £475 | Cut 47.2% | Earlier rules |
| 30 Sep 2026 | Lower High St, Wednesbury WS10Room in a shared house · Sandwell | £500 | £700 | £600 | Cut 14.3% | New rules |
| 23 Sep 2026 | Clarendon Street, Wolverhampton WV31-bed furnished end-terrace house · Wolverhampton | £375 | £550 | £450 | Cut 18.2% | Earlier rules |
| 23 Sep 2026 | Fusion Way, Wednesbury WS103-bed semi-detached house · Walsall | £1,035 | £1,135 | £1,135 | Confirmed | Earlier rules |
| 17 Sep 2026 | Packwood Close, Willenhall WV131-bed unfurnished end-terrace house · Wolverhampton | £650 | £795 | £795 | Confirmed | Earlier rules |
| 14 Sep 2026 | Grosvenor Road, Birmingham B17Birmingham | £1,770 | £2,050 | £1,750 | Cut 14.6% | New rules |
| 14 Sep 2026 | Somery Road, Birmingham B293-bed furnished semi-detached house · Birmingham | £725 | £1,100 | £1,000 | Cut 9.1% | Earlier rules |
| 10 Sep 2026 | Laurel Lane, Halesowen B632-bed flat · Dudley | £695 | £925 | £900 | Cut 2.7% | Earlier rules |
| 3 Sep 2026 | Denbeigh Drive, West Bromwich B711-bed maisonette · Sandwell | £525 | £680 | £700 | Above | Earlier rules |
| 3 Sep 2026 | Birmingham B333-bed semi-detached house · Birmingham | £750 | £1,500 | £1,210 | Cut 19.3% | Earlier rules |
| 2 Sep 2026 | Walmley Road, Sutton Coldfield B763-bed detached house · Birmingham | £615 | — | £665 | Registered | Fair rent |
| 24 Aug 2026 | Churchill Avenue, Coventry CV63-bed terraced house · Coventry | £750 | £1,200 | £1,100 | Cut 8.3% | 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 |
| 17 Aug 2026 | Brantley Avenue, Wolverhampton WV32-bed flat · Wolverhampton | £705 | £775 | £735 | Cut 5.2% | Earlier rules |
| 13 Aug 2026 | Anerley Road, Birmingham B443-bed terraced house · Birmingham | £800 | £900 | £900 | Confirmed | Earlier rules |
| 13 Aug 2026 | Runcorn Rd, Birmingham B122-bed maisonette · Birmingham | £535 | £660 | £607 | Cut 8.1% | 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 |
| 11 Aug 2026 | Gravelly Hill, North Birmingham B232-bed flat · Birmingham | £825 | £950 | £825 | Cut 13.2% | Earlier rules |
| 11 Aug 2026 | Greenoak Crescent, Birmingham B303-bed home · Birmingham | £850 | £1,250 | £850 | Cut 32% | New rules |
| 6 Aug 2026 | Walsall WS23-bed semi-detached house · Walsall | £995 | £1,200 | £1,100 | Cut 8.3% | Earlier rules |
| 6 Aug 2026 | Birmingham B312-bed flat · Birmingham | £1,100 | £1,150 | £1,150 | Confirmed | New rules |
| 6 Aug 2026 | Barrows Road, Birmingham B112-bed house · Birmingham | — | — | — | Set | Earlier rules |
| 28 Jul 2026 | Monks Kirby Road, Sutton Coldfield B763-bed detached house · Birmingham | £546 | — | £598 | Registered | Fair rent |
| 27 Jul 2026 | Hillaries Road, Birmingham B233-bed terraced house · Birmingham | £520 | — | £566 | Registered | Fair rent |
| 17 Jul 2026 | Wolverhampton WV63-bed terraced house · Wolverhampton | £400 | £850 | £825 | Cut 2.9% | Earlier rules |
| 17 Jul 2026 | Dudley DY23-bed semi-detached house · Dudley | £750 | £950 | £950 | Confirmed | Earlier rules |
| 16 Jul 2026 | Towyn Road, Birmingham B13Birmingham | — | £953 | £598 | Cut 37.3% | Earlier 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 |
| 7 Jul 2026 | Birmingham B322-bed terraced house · Birmingham | £1,100 | £1,150 | £1,150 | Confirmed | 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 60
- Landlord sent comparables 50
- Hearing held 41
- Home inspected 40
- Asking rents cited 36
- Disrepair raised 28
- Tenant sent comparables 27
- Achieved rents cited 22
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 West Midlands by bedrooms and type, so you can compare homes like yours.
| Type of home | Decisions | Median rent set | Cut below the proposal |
|---|---|---|---|
| Studios | 5 | £750 | — |
| Rooms in shared houses | 4 | £650 | — |
| 1-bed flats | 43 | £543 | 60% of 15 |
| 2-bed flats | 25 | £800 | 69% of 16 |
| 3-bed flats | 2 | £688 | — |
| 1-bed houses | 10 | £588 | 63% of 8 |
| 2-bed houses | 37 | £743 | 78% of 18 |
| 3-bed houses | 118 | £900 | 69% of 48 |
| 4-bed houses | 14 | £1,238 | 60% of 5 |
| 5+ bed houses | 4 | £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)
149 Rent Act 1977 decisions in West Midlands, median £589 a month, 143 limited by the Maximum Fair Rent Order. A different law from Section 13.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 2 Sep 2026 | Walmley Road, Sutton Coldfield B763-bed detached house · Birmingham | £615 | — | £665 | Registered | Fair rent |
| 28 Jul 2026 | Monks Kirby Road, Sutton Coldfield B763-bed detached house · Birmingham | £546 | — | £598 | Registered | Fair rent |
| 27 Jul 2026 | Hillaries Road, Birmingham B233-bed terraced house · Birmingham | £520 | — | £566 | Registered | Fair rent |
| 17 Apr 2026 | Summerfield Road, Solihull B923-bed semi-detached house · Solihull | £670 | — | £776 | Registered | Fair rent |
| 10 Mar 2026 | Blacksmith Way, West Bromwich B70Sandwell | £425 | — | £481 | Registered | Fair rent |
Other countys
- Barnet 1
- Bath and North East Somerset 13
- Bedford 13
- Blackburn with Darwen 6
- Blackpool 9
- Bournemouth, Christchurch and Poole 49
- Bracknell Forest 4
- Brent 2
- Brighton and Hove 66
- Bristol, City of 67
- Buckinghamshire 40
- Cambridgeshire 35
- Camden 1
- Central Bedfordshire 19
- Cheshire East 15
- Cheshire West and Chester 6
- Cornwall 21
- County Durham 17
- Croydon 1
- Cumberland 4
- Darlington 11
- Derby 12
- Derbyshire 49
- Devon 62
- Dorset 28
- East Riding of Yorkshire 5
- East Sussex 79
- Essex 79
- Gloucestershire 36
- Greater London 2953
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 West Midlands?
440 published decisions: 5 on notices under the Renters’ Rights Act rules, 286 under the earlier rules and 149 fair-rent decisions for regulated tenancies. The list is refreshed daily from GOV.UK.
Does the tribunal usually cut rent increases in West Midlands?
Under the new rules, 4 of 5 decisions here (80%) set the rent below the landlord’s notice, against 65% across England. Where it cut, the median cut was −14.5%.
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 West Midlands?
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 West Midlands 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.