What Evidence Do You Need at a Rent Tribunal?

How does the tribunal decide what market rent is?

The First-tier Tribunal (Property Chamber) determines the market rent for a property by examining comparable evidence — details of similar properties that are currently or recently being let on the open market. The tribunal assesses these comparables against the property in question and uses them to establish a market rent figure.

The tribunal is not bound by either party's proposed figure. It determines market rent independently, based on the evidence before it. This is why the quality and relevance of your evidence matters: weak or cherry-picked comparables are less likely to be persuasive.

What makes a good comparable?

A comparable is a rental property that is genuinely similar to the one being assessed. Characteristics that make a property a strong comparable:

• Location — close to the subject property, ideally within the same neighbourhood or street
• Property type — same type (flat, terraced, semi-detached) and number of bedrooms
• Recency — let within the past six to twelve months (older data is given less weight)
• Similar specification — furnished/unfurnished, parking, garden, condition, recent renovation
• Verifiable — the rent and details can be checked against a listing or public record

A common mistake is selecting only the most expensive nearby properties as comparables. The tribunal will spot this and give less weight to a selective comparable set. A balanced selection — reflecting the range of what genuinely comparable properties achieve — is more credible.

What format should evidence take?

Evidence does not need to follow a prescribed format, but it should be clear, documented, and verifiable. Effective evidence submissions typically include:

• A written summary of the comparables, noting address (or street), property type, bedrooms, distance from the subject property, and advertised rent
• Screenshots or printouts from property portals showing current or recent listings
• A brief written explanation of why each comparable is relevant and how it compares to the subject property
• A proposed market rent figure with a clear rationale for how the comparables support it

A professionally reviewed report — like a Tribunal Evidence Pack — consolidates all of this into a single formatted document and adds credibility through expert sign-off. While not required, a reviewed evidence document is likely to carry more weight than self-assembled materials.

Who can submit evidence?

Both the landlord and the tenant can submit comparable evidence. The tribunal will consider all evidence from both sides before reaching its decision. Neither party has an inherent advantage — the outcome depends on whose evidence is more credible and better supports the market rent figure they propose.

What if neither party submits evidence?

The tribunal conducts its own assessment if neither party provides satisfactory comparable evidence. It may draw on its own knowledge of local market conditions and comparable properties. However, you have no control over which comparables it uses or how it weights them — providing your own evidence is always preferable.

Do I need a solicitor or expert witness?

No. The First-tier Tribunal is designed to be accessible without legal representation. Many landlords and tenants attend hearings and present their own evidence. However, for a more formal or high-value case, having a reviewed evidence report with professional sign-off — and in some cases legal or housing adviser support — can improve your outcome.

What goes into a Tribunal Evidence Pack?

Rent Report's £175 Tribunal Evidence Pack is structured around six categories of property evidence, collected at intake and reviewed by a RICS-qualified surveyor:

1. Floor plan — a dimensioned floor plan or plain-English layout description helps the tribunal understand the physical configuration of the property. This is particularly important where the room count or size differs from what a comparable shows.
2. Room schedule — a room-by-room list with dimensions and photographs, allowing an accurate floor area calculation and a systematic record of what rooms the property contains. Each room can be photographed to show its condition.
3. Property features & provenance — for each major feature (central heating, double glazing, carpets, curtains and blinds, appliances, furniture and furnishings, white goods), you record whether it is present and whether it was provided by the landlord, the tenant, or a previous tenant. This matters because improvements provided by the tenant should generally not be counted in the landlord's favour when setting market rent.
4. Repairs & improvements log — a chronological record of significant repairs or improvements carried out during the tenancy, showing who did the work and who paid for it. This helps the tribunal assess each party's contribution to the state of the property.
5. Local amenities — transport accessibility, proximity to schools, and nearby shops are automatically scored from the property postcode and included in the surveyor's analysis. You can add any additional context (for example, a nearby station opening or a new bus route) that the tribunal should know.
6. Supporting documents — any written documents that support your position, such as a copy of the Section 13 notice, the tenancy agreement, repair invoices, or correspondence about the proposed rent increase. Each document is labelled and held on file by the surveyor.

All six sections are collected at the point of order and woven into the surveyor's PDF report as Appendix E. You are not required to complete every section — but more evidence leads to a more comprehensive pack.

For a transparent explanation of how Rent Report's comparable evidence is assembled and reviewed, see how Rent Report works →