For tenants who think a rise is too high
You can challenge a proposed rent that is above the market rent, but the application must be made before the start date on the notice. We help you collect like-for-like adverts and present them clearly, so you can decide whether to negotiate or apply.
How market rent is decided
The First-tier Tribunal (Property Chamber) looks at what the home could reasonably be let for on the open market. It considers comparable homes in the area, along with the property’s size, type, condition and facilities. It does not set the rent according to what the tenant can afford, although hardship can affect when a new rent begins.
Adverts are useful evidence, but they show asking rents rather than agreed rents, so several good examples work better than one. Disrepair can matter too, as a home in poor condition may be worth less than similar homes in good order.
What to do when Form 4A arrives
Note the date you received it and the proposed start date, as your tribunal application must be made before that start date. Then gather comparable rents and decide whether to agree, negotiate or apply. If you do nothing by the start date, the proposed rent will normally take effect.
Keep paying your current rent while you decide. For assured periodic tenancies, an agreed increase still requires the Section 13 process. Keep any agreed response to a notice in writing and check the applicable procedure.
For landlords setting a new rent
Rent can go up once a year, not in the first 12 months of a new tenancy, and only with Form 4A giving at least two months’ notice. We help you evidence a realistic market rent, which reduces the chance of a challenge and gives you a file ready if one arrives.
What goes into the evidence pack
A useful pack compares homes that really are similar, and explains any differences honestly. We set it out in a simple table with the source and date of every figure.
- Size, type, condition and location of each comparable
- Advertised or achieved rent, with screenshots and dates
- Disrepair or improvements that affect value
- A timeline of the notice and any negotiation
What we do not do
We are not a firm of solicitors and we do not give regulated legal advice or represent anyone in court. If your matter needs a solicitor, we say so plainly and can introduce you to one with your consent.
We cannot promise a tribunal result. The tribunal decides the market rent from the evidence in front of it.
Compare like-for-like homes, not headline rents
A useful comparison records the listing date, street or local area, number of bedrooms, property type, condition and included facilities. Explain meaningful differences such as a garden, parking, furnished accommodation or bills included in the price. Keep a copy of each advert because listings can disappear. An asking rent is not proof of the rent eventually agreed.
Put the notice, current rent and comparable evidence in separate sections so the procedural question is not confused with the market-rent question. For assured periodic tenancies, an agreed increase still needs the Section 13 process. Negotiation alone does not replace Form 4A or protect a tribunal deadline. Check the proposed start date before waiting for a landlord’s response.
Official guidance for this service
Use these sources to check the rules and procedures relevant to your situation. Our preparation service is independent of the organisations linked below.
Questions about this service
Can the tribunal increase the rent above what my landlord proposed?
Under the rules for assured periodic tenancies since 1 May 2026, the tribunal cannot set a rent higher than the landlord proposed. It can set a lower rent or confirm the proposed rent. Make sure you are checking the correct tenancy and notice regime, particularly with older notices. We help organise the proposed rent, current rent and comparable evidence, but the tribunal’s assessment and any procedural decision remain outside the scope of our preparation service.
How many comparable homes should I find?
There is no fixed number, but three to six close matches are usually more helpful than many weak ones. Focus on homes that are nearby and similar in size, type and condition. For each example, record the date, source, location, bedrooms, condition and whether bills or furnishings are included. Explain meaningful differences instead of selecting only the lowest prices; a small, transparent comparison is easier to assess than an unexplained list of adverts.
My landlord wants a rise by email. Do I have to accept?
For an assured periodic tenancy in England, an agreed rent increase still needs the proper Section 13 process. Keep the email, request the applicable Form 4A and check the proposed start date. If you want to negotiate, record the discussion without assuming that it protects the tribunal application deadline.
Can my landlord evict me for challenging the rent?
Section 21 ended on 1 May 2026, so a landlord now needs a valid ground for possession. If you are threatened after challenging an increase, keep the messages and get advice. Keep the original rent notice and any later threat together so an adviser can see the sequence. Challenging a rise does not remove all possible possession grounds, and a new notice or court claim still needs a prompt, separate response based on its actual contents.
Is there a fee to apply to the tribunal?
The current GOV.UK fee schedule lists £47 for a rent determination application, with no hearing fee for this rent-increase appeal category. Check the current application instructions before paying. Help with Fees may be available depending on your circumstances; our optional evidence-preparation charge is separate from any tribunal fee.
Can I negotiate and apply at the same time?
You can keep talking, but do not let the deadline pass while you wait for a reply. Record the proposed start date on the notice and check when the tribunal must receive an application. Keep a dated copy of any offer or agreement. Negotiations, an unanswered email or an inquiry to our team do not themselves extend that deadline; get advice if the position remains unresolved.
