Rent tribunal decisions in UB3, Hayes
10 published rent tribunal decisions in UB3 (Hayes). What landlords proposed, what the First-tier Tribunal set and why, linked to GOV.UK.
Condition comes up in 2 market-rent decisions in UB3 (Hayes). The tribunal values the home as it is.
Median market rent the tribunal set in UB3 (Hayes), all years, £ a month.
Regulated-tenancy (Rent Act 1977) decisions in UB3 (Hayes), kept separate from Section 13 figures.
New rules Notices from 1 May 2026
No decisions under the new rules in UB3 (Hayes) yet. The first were published from June 2026; challenges to notices served now will follow.
Earlier rules Notices before 1 May 2026
- Decisions
- 9
- Set below the proposal
- 50% of 4 with both figures
- Set above the proposal
- 0%
- Median rent set
- £1,650
- Cut 50%
- Confirmed 50%
Raising rents in UB3 (Hayes)? Abide.Rent checks each proposed rent against local evidence and tribunal outcomes before you serve.
Start your free trialEvery recent decision
The latest 10 of 10. Open one for the figures, the evidence and the tribunal’s reasons.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 3 Aug 2026 | Bath road, Hayes UB31-bed part furnished flat · Hillingdon | £1,400 | £1,500 | £1,400 | Cut 6.7% | Earlier rules |
| 20 Jul 2026 | York Avenue, Hayes UB3Hillingdon | — | £433 | — | Set | Earlier rules |
| 9 Jul 2026 | Station Road, Hayes and Harlington UB3Hillingdon | — | — | — | Struck out | Earlier rules |
| 24 Jun 2026 | Leven Way, Hayes UB34-bed unfurnished semi-detached house · Hillingdon | £2,350 | £2,550 | £2,550 | Confirmed | Earlier rules |
| 2 Jun 2025 | Black Rod Close, Hayes UB3Hillingdon | £755 | — | £969 | Registered | Fair rent |
| 18 Oct 2024 | Saunton Avenue, Hayes UB33-bed unfurnished end-terrace house · Hillingdon | £1,460 | £2,500 | £1,900 | Cut 24% | Earlier rules |
| 15 Oct 2024 | Waltham Avenue, Hayes UB33-bed unfurnished semi-detached house · Hillingdon | £1,650 | £1,850 | £1,850 | Confirmed | Earlier rules |
| 2 Feb 2024 | Reid Close, Hayes UB32-bed unfurnished flat · Hillingdon | — | — | £1,650 | Set | Earlier rules |
| 30 Aug 2023 | Saunton Avenue, Hayes UB33-bed unfurnished end-terrace house · Hillingdon | £1,450 | — | £1,460 | Set | Earlier rules |
| 8 Aug 2023 | Cromwell Road, Hayes UB33-bed unfurnished semi-detached house · Hillingdon | — | — | £1,430 | 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
- Landlord sent comparables 3
- Tenant sent comparables 3
- Disrepair raised 2
- Damp or mould raised 2
- Hearing held 1
- Asking rents cited 1
- Notice validity raised 1
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 UB3 (Hayes) by bedrooms and type, so you can compare homes like yours.
| Type of home | Decisions | Median rent set | Cut below the proposal |
|---|---|---|---|
| 1-bed flats | 1 | £1,400 | — |
| 2-bed flats | 1 | £1,650 | — |
| 3-bed houses | 4 | £1,655 | — |
| 4-bed houses | 1 | £2,550 | — |
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)
1 Rent Act 1977 decisions in UB3 (Hayes), median £969 a month, 1 limited by the Maximum Fair Rent Order. A different law from Section 13.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 2 Jun 2025 | Black Rod Close, Hayes UB3Hillingdon | £755 | — | £969 | Registered | Fair rent |
Nearby districts
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 UB3 (Hayes)?
10 published decisions: 0 on notices under the Renters’ Rights Act rules, 9 under the earlier rules and 1 fair-rent decisions for regulated tenancies. The list is refreshed daily from GOV.UK.
Does the tribunal usually cut rent increases in UB3 (Hayes)?
There are no new-rules decisions here yet. Across England, 65% of new-rules decisions set the rent below the notice, with a median cut of −5.7%.
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 UB3 (Hayes)?
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 UB3 (Hayes) 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.