How to challenge a rent increase in the tribunal
Guide for professionals
Apply to the tribunal
A tenant can challenge a rent increase through the tribunal if their landlord has proposed an increase above market rent.
The law has changed
This guide covers the rules for section 13 notices served on private tenants on or after 1 May 2026. Before this date, different rules applied.
Check the application deadline
Check the section 13 notice for the date the new rent starts. An application must be submitted to the tribunal before this date.
A challenge cannot be made out of time if the deadline is missed.
Assess the market rent
The tribunal sets the new rent by assessing the market rent for the property. It uses average rents for similar private properties in the local area.
Research market rents
A tenant can gather evidence of listings from websites like Rightmove, Zoopla and SpareRoom. Look for similar properties in the area and consider:
the location
the size of the property
the condition of the property
whether it is furnished or unfurnished
Online rent calculators can give a rough estimate of market rent, but they don't always reflect the true market value for a specific property.
You can look at previous tribunal decisions to see what rents have been set for similar properties in the area. Check previous tribunal decisions on GOV.UK.
The tenant can also ask family, friends and neighbours how much rent they pay for similar properties.
Factors to take into consideration
Consider any factors that might devalue the property, such as:
poor housing conditions or disrepair
lack of facilities, e.g. no lift in a block of flats or no parking
low energy efficiency ratings
Ignore any home improvements paid for by the tenant when comparing rents.
Advise the tenant to take screenshots, record the dates of any listings and keep records of all research. This will be useful when collating evidence for the tribunal.
Decide the merits of the case
Consider whether there is merit in challenging the rent increase based on:
validity of the notice
personal circumstances of the tenant
likelihood that the tribunal will set a lower rent than the landlord
A tenant might be encouraged to apply to the tribunal because it will delay a rent increase. The tribunal's decision on the new rent will take effect from the date of the decision and cannot be backdated.
Tenants should consider reasons not to apply to the tribunal. For example, if their case lacks clear merit, the increase is affordable, or they'll find it difficult to engage with the process.
Complete the application form
Download and complete the application form. The prescribed from for private tenancies is Form Rents 1.
There is a fee of £47 to apply.
Information needed to complete the form
Applicant's information
name
contact details
address
Tenancy information
when the tenancy began
the landlords or agents name and address
Property information
who lives in the property
type of accommodation (which floor if it's a flat)
type of rooms and number of bedrooms
what furniture is included
if any tenants have made improvements to the property
Additional details
facilities such as a garden or garage
services such as cleaning or gardening
charges for services such as maintenance
premium payments
Repairs
The form asks you to explain which repairs the landlord and tenant are responsible for.
You can include the following:
The landlord is responsible for all repairing obligations under Section 11 Landlord and tenant Act 1985.
The tenant is responsible for acting in a 'tenant like manner'. This includes general upkeep of the property and ensuring it is well ventilated.
Check if there are any additional tenant responsibilities in the tenancy agreement.
Find out more about disrepair and safety responsibilities on Shelter Legal.
Send the application to the tribunal
Send the completed application form to the tribunal by email or recorded delivery. Attach the section 13 notice, the tenancy agreement and any other supporting documents.
Use the contact details provided at the end of the application form or find the contact details for your client's regional tribunal office on GOV.UK.
The tribunal:
notifies the landlord of the application
writes to the tenant to confirm receipt of the application
outlines the next steps
The landlord's response
The landlord can respond to the tenant's application using form MR2.
The landlord has 28 days to submit their response, and they must send this to the tribunal and the tenant.
The tenant can respond to the landlord using form MR3.
The tribunal reviews forms MR2 and MR3 alongside the other information already submitted with the initial application.
Last updated: 5 August 2026