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- West Midlands · 2-bed houses
Rent tribunal decisions for 2-bed houses in West Midlands
37 rent tribunal decisions for 2-bed houses in West Midlands. Median rent set £743 a month; 78% cut below the landlord’s proposal. Every decision, linked to GOV.UK.
Why it matters
Comparing like with like: the tribunal values a 2-bed house against similar homes nearby, so decisions on 2-bed houses in West Midlands are the closest guide to how a challenge on yours could go.
Condition comes up in 5 market-rent decisions in these decisions. The tribunal values the home as it is.
Tenants asked the tribunal to delay the new rent for undue hardship 3 times; it agreed 3 times.
Median market rent the tribunal set in these decisions, all years, £ a month.
New rules Notices from 1 May 2026
No decisions under the new rules in this group yet. The first were published from June 2026; challenges to notices served now will follow.
Earlier rules Notices before 1 May 2026
- Decisions
- 37
- Set below the proposal
- 78% of 18 with both figures
- Set above the proposal
- 0%
- Median rent set
- £743
- Cut 78%
- Confirmed 22%
Abide.Rent keeps the evidence that decides cases like these on file for every tenancy, before the notice goes out.
Start your free trialLatest
- Cut 47.2%
2-bed unfurnished terraced house
Anderton Rd, Birmingham B116 Oct 2026 · Birmingham · Earlier rules£900£475a month - Cut 11.1%
2-bed unfurnished terraced house
Rosefield Road, Smethwick B6720 Aug 2026 · Sandwell · Earlier rules£900£800a month - Set
2-bed house
Barrows Road, Birmingham B11Rent not stated in the published decision6 Aug 2026 · Birmingham · Earlier rules - Cut 4.9%
2-bed semi-detached house
Joseph Hall Drive, Tipton DY47 Jul 2026 · Sandwell · Earlier rules£1,525£1,450a month - Confirmed
2-bed terraced house
Birmingham B32£1,150a month7 Jul 2026 · Birmingham · Earlier rules - Confirmed
2-bed semi-detached house
Roman Way, West Bromwich B71£1,275a month2 Jul 2026 · Sandwell · Earlier rules
Every decision
The latest 37 of 37.
| 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 |
| 20 Aug 2026 | Rosefield Road, Smethwick B672-bed unfurnished terraced house · Sandwell | £650 | £900 | £800 | Cut 11.1% | Earlier rules |
| 6 Aug 2026 | Barrows Road, Birmingham B112-bed house · Birmingham | — | — | — | Set | 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 |
| 2 Jul 2026 | Roman Way, West Bromwich B712-bed semi-detached house · Sandwell | £1,185 | £1,275 | £1,275 | Confirmed | Earlier rules |
| 30 Jun 2026 | Middleton Hall Road, Birmingham B302-bed detached house · Birmingham | £800 | £950 | £850 | Cut 10.5% | Earlier rules |
| 17 Jun 2026 | Coventry CV22-bed semi-detached house · Coventry | £1,130 | £1,280 | £1,225 | Cut 4.3% | Earlier rules |
| 12 Jun 2026 | Mount Road, Willenhall WV132-bed terraced house · Wolverhampton | £895 | £995 | £900 | Cut 9.5% | Earlier rules |
| 3 Jun 2026 | Romsley Road, Coventry CV62-bed terraced house · Coventry | £895 | £940 | £920 | Cut 2.1% | Earlier rules |
| 12 May 2026 | Durban Street, Smethwick B662-bed terraced house · Sandwell | £700 | £1,000 | £750 | Cut 25% | Earlier rules |
| 8 May 2026 | Birmingham B92-bed semi-detached house · Birmingham | £670 | £995 | £995 | Confirmed | Earlier rules |
| 13 Nov 2025 | Gill Street, Netherton DY22-bed unfurnished semi-detached house · Dudley | £600 | £795 | £735 | Cut 7.5% | Earlier rules |
| 9 Sep 2025 | Solihull B922-bed semi-detached house · Solihull | £800 | £1,100 | £1,000 | Cut 9.1% | Earlier rules |
| 2 Jul 2025 | Stechford Lane, Birmingham B82-bed unfurnished semi-detached house · Birmingham | £825 | £1,300 | £1,273 | Cut 2.1% | Earlier rules |
| 13 Mar 2025 | Arcot Road, Birmingham B282-bed semi-detached house · Birmingham | £725 | £1,325 | £875 | Cut 34% | Earlier rules |
| 17 Sep 2024 | Birmingham B92-bed unfurnished terraced house · Birmingham | — | — | £725 | Set | Earlier rules |
| 20 May 2024 | Wednesbury WS102-bed unfurnished terraced house · Walsall | — | — | £700 | Set | Earlier rules |
| 20 May 2024 | Minstead Road, Birmingham B242-bed unfurnished terraced house · Birmingham | — | — | £700 | Set | Earlier rules |
| 3 May 2024 | Birmingham B322-bed unfurnished terraced house · Birmingham | — | — | £575 | Set | Earlier rules |
| 14 Mar 2024 | Kirby Road, Birmingham B182-bed part furnished terraced house · Birmingham | — | — | £795 | Set | Earlier rules |
| 20 Dec 2023 | Bedford Terrace, Birmingham B192-bed unfurnished terraced house · Birmingham | — | — | £625 | Set | Earlier rules |
| 24 Oct 2023 | Smeaton Avenue, Birmingham B662-bed unfurnished semi-detached house · Sandwell | — | — | £875 | Set | Earlier rules |
| 26 Feb 2023 | Narel Sharpe Close, Smethwick B662-bed unfurnished semi-detached house · Sandwell | — | — | £1,100 | Set | Earlier rules |
| 16 Jan 2023 | Whitton Street, Wednesdbury WS102-bed unfurnished semi-detached house · Walsall | — | — | £600 | Set | Earlier rules |
| 16 Jan 2023 | St Pauls Road, Birmingham B662-bed unfurnished semi-detached house · Sandwell | — | — | £950 | Set | Earlier rules |
| 20 Jun 2022 | Harvington Road, Birmingham B292-bed end-terrace house · Birmingham | — | — | £710 | Set | Earlier rules |
| 12 Oct 2021 | Towyn Road, Birmingham B132-bed unfurnished terraced house · Birmingham | — | £862 | £550 | Cut 36.2% | Earlier rules |
| 9 Jun 2021 | Birmingham B92-bed part furnished semi-detached house · Birmingham | £580 | £670 | £670 | Confirmed | Earlier rules |
| 18 May 2020 | Tennal Drive, Birmingham B322-bed unfurnished terraced house · Birmingham | — | — | £462 | Set | Earlier rules |
| 13 May 2020 | Hunters Road, Birmingham B192-bed semi-detached house · Birmingham | — | — | £430 | Set | Earlier rules |
| 19 Feb 2020 | Harper Road, Coventry CV12-bed furnished end-terrace house · Coventry | — | — | £750 | Set | Earlier rules |
| 22 Oct 2019 | Kingston Road, Birmingham B92-bed unfurnished terraced house · Birmingham | — | — | £625 | Set | Earlier rules |
| 24 May 2019 | Aston Manor Close, Birmingham B202-bed unfurnished semi-detached house · Birmingham | — | — | £393 | Set | Earlier rules |
| 24 May 2019 | Aston Manor Close, Birmingham B202-bed unfurnished semi-detached house · Birmingham | — | — | £413 | Set | Earlier rules |
| 26 Feb 2019 | Swan Lane, Coventry CV22-bed unfurnished terraced house · Coventry | — | — | £480 | Set | Earlier rules |
| 14 Mar 2018 | Towyn Road, Birmingham B132-bed unfurnished terraced house · Birmingham | — | £737 | £498 | Cut 32.4% | Earlier rules |
Where
By month
Other topics
Questions agents and landlords ask
What rent does the tribunal set for 2-bed houses in West Midlands?
Across 37 published decisions, the median rent set was £743 a month. Each decision values one home on its own evidence and condition, so use these as a guide to risk, not a price.
How often does the tribunal cut rent increases on 2-bed houses here?
14 of 18 decisions with both figures published (78%) set the rent below the landlord’s proposal. Where cut, the median cut was −10%.
Raising the rent on a 2-bed house in West Midlands? Check it first
- 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.