- England
- East of England
Rent tribunal decisions in East of England
400 published rent tribunal decisions in East of England, 7 under the Renters’ Rights Act rules (86% cut). What landlords proposed, what the First-tier Tribunal set and why, linked to GOV.UK.
Of 7 new-rules decisions in East of England, 6 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 96 market-rent decisions in East of England. The tribunal values the home as it is.
New rules Notices from 1 May 2026
- Decided
- 7
- Set below the proposal
- 86% England 65%
- Median cut, where cut
- −6.1% £75 a month
- Median wait, application to decision
- 64 days
- Cut 86%
- Confirmed 14%
Earlier rules Notices before 1 May 2026
- Decisions
- 296
- Set below the proposal
- 73% of 174 with both figures
- Set above the proposal
- 2%
- Median rent set
- £1,000
- Cut 73%
- Confirmed 25%
- Above 2%
Raising rents in East of England? 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 4.8%
3-bed unfurnished semi-detached house
Palace Lane, Ely CB725 Sep 2026 · East Cambridgeshire · New rules£1,050£1,000a month - Set
Woodhall Lane, Shenley WD7
Rent not stated in the published decision16 Sep 2026 · Hertsmere · New rules - Cut 3.1%
3-bed detached house
St Peters Way, Ellington PE289 Sep 2026 · Huntingdonshire · New rules£1,303£1,263a month - Cut 10.3%
1-bed flat
Rothsay Road, Bedford MK409 Sep 2026 · Bedford · New rules£975£875a month - Confirmed
2-bed furnished flat
Berners Way, Broxbourne EN10£1,100a month6 Aug 2026 · Broxbourne · New rules - Cut 8.8%
Bishops Rise, Hatfield AL10
5 Aug 2026 · Welwyn Hatfield · New rules£1,700£1,550a month
By county
Every county in East of England with at least one published decision.
Every recent decision
The latest 30 of 400. Open one for the figures, the evidence and the tribunal’s reasons.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 30 Sep 2026 | Durham Way, Huntingdon PE282-bed terraced house · Huntingdonshire | £900 | £975 | £975 | Confirmed | Earlier rules |
| 25 Sep 2026 | Cotman Road, Norwich NR12-bed unfurnished flat · Norwich | £560 | £900 | £600 | Cut 33.3% | Earlier rules |
| 25 Sep 2026 | Palace Lane, Ely CB73-bed unfurnished semi-detached house · East Cambridgeshire | £955 | £1,050 | £1,000 | Cut 4.8% | New rules |
| 23 Sep 2026 | Rosemary Lane, Bedford MK424-bed part furnished detached house · Central Bedfordshire | £2,000 | £2,150 | £2,150 | Confirmed | Earlier rules |
| 16 Sep 2026 | Fincham Road, King's Lynn PE34King's Lynn and West Norfolk | £1,480 | £1,532 | — | Struck out | Earlier rules |
| 16 Sep 2026 | Woodhall Lane, Shenley WD7Hertsmere | £1,800 | £2,000 | — | Set | New rules |
| 9 Sep 2026 | Church Road, Lowestoft NR332-bed unfurnished semi-detached house · East Suffolk | £540 | £825 | £690 | Cut 16.4% | Earlier rules |
| 9 Sep 2026 | Crowstone Avenue, Westcliff On Sea SS05-bed semi-detached house · Southend-on-Sea | £2,600 | £2,700 | £2,700 | Confirmed | Earlier rules |
| 9 Sep 2026 | St Peters Way, Ellington PE283-bed detached house · Huntingdonshire | £1,263 | £1,303 | £1,263 | Cut 3.1% | New rules |
| 9 Sep 2026 | Rothsay Road, Bedford MK401-bed flat · Bedford | £875 | £975 | £875 | Cut 10.3% | New rules |
| 1 Sep 2026 | Park Road, Brentwood CM14Brentwood | £950 | £1,250 | £1,035 | Cut 17.2% | Earlier rules |
| 6 Aug 2026 | Berners Way, Broxbourne EN102-bed furnished flat · Broxbourne | £1,000 | £1,100 | £1,100 | Confirmed | New rules |
| 5 Aug 2026 | Bishops Rise, Hatfield AL10Welwyn Hatfield | £1,550 | £1,700 | £1,550 | Cut 8.8% | New rules |
| 5 Aug 2026 | Wolsey Road, Northwood HA64-bed unfurnished detached house · Three Rivers | £4,500 | £4,800 | £4,750 | Cut 1% | New rules |
| 23 Jul 2026 | Thetford IP242-bed unfurnished maisonette · Breckland | £900 | £950 | £900 | Cut 5.3% | Earlier rules |
| 17 Jul 2026 | Bradmore Green, Hatfield AL92-bed flat · Welwyn Hatfield | £1,250 | £1,450 | £1,300 | Cut 10.3% | Earlier rules |
| 17 Jul 2026 | Gates Way, Stevenage SG12-bed furnished flat · Stevenage | £1,282 | £1,675 | £1,550 | Cut 7.5% | New rules |
| 17 Jul 2026 | Eagle Way, Brentwood CM132-bed flat · Brentwood | £1,450 | £1,505 | £1,505 | Confirmed | Earlier rules |
| 16 Jul 2026 | Cargo Lane, Bury St Edmunds IP322-bed semi-detached house · West Suffolk | £1,350 | £1,395 | £1,350 | Cut 3.2% | Earlier rules |
| 16 Jul 2026 | Basildon SS144-bed terraced house · Basildon | £1,750 | £1,870 | £1,800 | Cut 3.7% | Earlier rules |
| 16 Jul 2026 | York Gardens, Peterborough PE132-bed semi-detached house · Fenland | £865 | £910 | £900 | Cut 1.1% | Earlier rules |
| 13 Jul 2026 | West Suffolk CO10House · West Suffolk | — | — | £628 | Registered | Fair rent |
| 13 Jul 2026 | Birdwood Road, Cambridge CB13-bed semi-detached house · Cambridge | £2,000 | £2,450 | £2,000 | Cut 18.4% | Earlier rules |
| 9 Jul 2026 | Colston Rise, Ampthill MK45Flat · Central Bedfordshire | £1,095 | £1,300 | — | Set | Earlier rules |
| 9 Jul 2026 | Sparrows Close, Bedford MK423-bed house · Bedford | £1,775 | £1,875 | £1,875 | Confirmed | Earlier rules |
| 9 Jul 2026 | Stirling Drive, Luton LU22-bed flat · Luton | £1,310 | £1,450 | £1,410 | Cut 2.8% | Earlier rules |
| 6 Jul 2026 | Nornea Lane, Stuntney CB73-bed semi-detached house · East Cambridgeshire | — | — | £625 | Registered | Fair rent |
| 6 Jul 2026 | Frenchs Road, Cambridge CB4Flat · Cambridge | — | — | £1,192 | Registered | Fair rent |
| 5 Jul 2026 | Broom Hill Road, Ipswich IP12-bed detached house · Ipswich | £800 | £1,000 | £900 | Cut 10% | Earlier rules |
| 5 Jul 2026 | Humprey Way, Norwich NR132-bed end-terrace house · Broadland | £1,300 | £1,400 | £1,400 | 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 109
- Disrepair raised 96
- Achieved rents cited 84
- Asking rents cited 82
- Home inspected 72
- Landlord sent comparables 65
- Tenant sent comparables 54
- Hearing held 53
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 East of England by bedrooms and type, so you can compare homes like yours.
| Type of home | Decisions | Median rent set | Cut below the proposal |
|---|---|---|---|
| Studios | 5 | £675 | 80% of 5 |
| Rooms in shared houses | 2 | £710 | — |
| 1-bed flats | 29 | £668 | 95% of 19 |
| 2-bed flats | 28 | £1,128 | 65% of 17 |
| 3-bed flats | 2 | £1,265 | — |
| 1-bed houses | 16 | £1,050 | 80% of 10 |
| 2-bed houses | 38 | £985 | 54% of 26 |
| 3-bed houses | 43 | £1,350 | 77% of 31 |
| 4-bed houses | 12 | £1,775 | 63% of 8 |
| 5+ bed houses | 5 | £1,800 | 75% of 4 |
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)
96 Rent Act 1977 decisions in East of England, median £770 a month, 17 limited by the Maximum Fair Rent Order. A different law from Section 13.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 13 Jul 2026 | West Suffolk CO10House · West Suffolk | — | — | £628 | Registered | Fair rent |
| 6 Jul 2026 | Nornea Lane, Stuntney CB73-bed semi-detached house · East Cambridgeshire | — | — | £625 | Registered | Fair rent |
| 6 Jul 2026 | Frenchs Road, Cambridge CB4Flat · Cambridge | — | — | £1,192 | Registered | Fair rent |
| 28 Apr 2026 | Biggleswade SG18Central Bedfordshire | — | — | £984 | Registered | Fair rent |
| 30 Mar 2026 | Luton LU1Luton | — | — | £643 | Registered | Fair rent |
Other regions
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 East of England?
400 published decisions: 8 on notices under the Renters’ Rights Act rules, 296 under the earlier rules and 96 fair-rent decisions for regulated tenancies. The list is refreshed daily from GOV.UK.
Does the tribunal usually cut rent increases in East of England?
Under the new rules, 6 of 7 decisions here (86%) set the rent below the landlord’s notice, against 65% across England. Where it cut, the median cut was −6.1%.
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 East of England?
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 East of England 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.