How to Challenge a Rent Increase

When can you challenge a rent increase?

You can challenge a rent increase by referring the Section 13 notice (Form 4A) to the First-tier Tribunal (Property Chamber) if you believe the proposed rent is above the open-market rent for your property. You must apply before the date on which the new rent is due to take effect — you cannot apply after the increase has already started.

There is no application fee for tenants referring a rent increase to the tribunal. You do not need a solicitor, although you may choose to get advice from a housing adviser before applying.

Step 1 — Check the notice is valid

Before applying to the tribunal, check that the Section 13 notice your landlord served is valid. A valid notice must:

• Use the prescribed Form 4A (not an informal letter or email)
• Give you at least two months' notice before the new rent takes effect
• Specify a start date that falls on the first day of a period of the tenancy
• Propose a rent increase — not a decrease (landlords cannot use Form 4A to reduce rent)

If the notice is invalid, you may not need to apply to the tribunal at all — an invalid notice does not change the rent. Consider speaking to a housing adviser if you are unsure whether the notice is valid.

For more detail on what makes a notice valid, see our guide: Section 13 Notice Explained →

Step 2 — Gather comparable evidence

The tribunal's job is to determine the open-market rent for your property. To make the case that the proposed rent is above market rent, you need comparable evidence — details of similar properties that have recently been let (or are currently advertised for let) at lower rents.

Good comparables are properties that are:

• Similar in size (number of bedrooms, floor area)
• Similar in type (flat, house, etc.)
• In the same area or a comparable nearby location
• Currently on the market or recently let (within the last few months)
• On broadly similar terms (furnished/unfurnished, similar included utilities or amenities)

Portal screenshots showing asking rents can be used, but the tribunal generally gives more weight to evidence of rents that have actually been agreed, rather than asking prices. A formal comparable analysis report from a service like Rent Report, or evidence from a local letting agent, typically carries significant weight.

To understand how comparables are used and assessed, see our guide: What is market rent? →

Step 3 — Apply to the First-tier Tribunal

Apply online through the GOV.UK tribunal service. You will need to provide:

• Your name and contact details
• Your landlord's name and contact details
• The address of the property
• A copy of the Section 13 notice (Form 4A)
• Your evidence that the proposed rent is above market rent

Once you have submitted your application, the tribunal will notify your landlord and set a timetable for both sides to submit evidence.

Step 4 — Submit your evidence

The tribunal will give both you and your landlord the opportunity to submit evidence and, in some cases, written submissions. This is your chance to set out clearly why you believe the proposed rent is above market rent, supported by the comparable evidence you have gathered.

The tribunal may decide the case on the papers alone (without a hearing), or it may hold a hearing at which both sides can speak. Hearings are usually informal and held remotely or at a local venue.

Step 5 — The tribunal's decision

The tribunal will determine the open-market rent for the property based on the evidence. There are two important limits on what the tribunal can decide:

• The tribunal cannot set a rent higher than the figure the landlord proposed in the Section 13 notice
• The rent the tribunal sets is the rent that takes effect from the date in the notice

This means that by applying to the tribunal, a tenant cannot end up paying more than the landlord's proposed figure. In the worst case, the tribunal agrees with the landlord and the proposed rent stands. In practice, tribunals often set a figure lower than the landlord's proposal when tenants provide strong comparable evidence.

Typical timelines

Tribunal timelines vary depending on the caseload in your area, but as a rough guide:

• Decision on the papers: 4–8 weeks from application
• Case with a hearing: 2–4 months from application

During this period, the current rent continues to apply. If the tribunal sets a new rent, it takes effect from the date specified in the original Section 13 notice — which means that if the tribunal decision comes later than that date, you may need to pay (or your landlord may need to refund) arrears or overpayments from that date.