Rent tribunal decisions tracker

When a tenant challenges a rent rise, the First-tier Tribunal sets the rent. We've read every market rent decision published since January 2025, 813 with full figures, to show what tribunals actually decide.

Since the Renters' Rights Act (decisions from 1 May 2026)

Rises cut by the tribunal70%set below what the landlord asked

Typical rise asked13.6%median, on the old rent

Typical rise allowed7.5%median, on the old rent

No rise at all14%rent kept the same or lower

Based on 498 decisions with the rent before, the rent asked and the rent set. Landlords got the full amount in 25% of cases.

A challenge can cut the rent itself. In 20 decisions since May (4%), the tribunal set the rent below what the tenant was already paying, for example because similar homes nearby let for less, or the property needed repairs. These are marked Rent cut in the table.

What happened to the rent: decisions in 2026 so far

4%Rent went down26 decisions, set below the old rent

10%Stayed the same59 decisions, no change

57%Went up, but less344 decisions, less than the landlord asked

29%Went up in full174 decisions, the rise asked, or more

Based on 603 decisions with full figures.

In 2025 (210 decisions): rent went down 7%, stayed the same 5%, went up, but less 67%, went up in full 21%.

Would your rise survive a challenge?

Enter your figures to see how tribunals have treated similar rises. It's based on past decisions, not a prediction for your home.

Challenges have tripled since May

From January 2025 to April 2026, the tribunal decided just under 50 market rent cases a month. Since the Renters' Rights Act made Form 4A the only way to raise the rent, that jumped to between 100 and 190 a month from May to August.

Market rent decisions by the month they were made. The latest months will rise as more decisions are published.

The bigger the rise, the bigger the cut

Small rises usually survive. Landlords who asked for under 5% got it in full in nearly half of cases. Above 15%, most rises were cut, and above 50% almost all were.

Rise the landlord asked for	Decisions	Typical ask	Typical rise allowed	Got it in full	Cut
Under 5%	79	3.7%	2.8%	47%	43%
5% to 10%	199	7.4%	4.4%	28%	64%
10% to 15%	106	11.8%	7.2%	18%	74%
15% to 25%	132	18.5%	9.5%	14%	83%
25% to 50%	174	33.3%	20.9%	21%	78%
Over 50%	123	66.7%	42.6%	9%	89%

By region

Tribunal region	Decisions	Typical ask	Typical rise allowed	Cut
London	106	22.6%	11.8%	70%
South	73	11.6%	5.4%	78%
East of England	40	7.7%	4.6%	70%
Midlands	82	15.2%	8.3%	77%
North	114	12.4%	7.5%	67%

Latest decisions

Search every decision by town, street or postcode district. Each one links to the full decision on GOV.UK.

Town, street or postcode

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Region

Property

813 decisions, showing the latest 50

Decided	Property	Type	Rent before	Asked	Tribunal set	Result
7 Oct 2026	Gerard Drive Nantwich Cheshire, CW5	2-bed house	£995	£1,325	£1,050	Cut £275
6 Oct 2026	Anderton Rd, Birmingham, B11	2-bed flat	£475	£900	£475	No rise
30 Sep 2026	Lower High St, Wednesbury, WS10	Room	£500	£700	£600	Cut £100
30 Sep 2026	Streamside House, London, TW14	2-bed flat	£1,200	£1,700	£1,700	In full
24 Sep 2026	Sandhurst Street, Leeds, LS28	2-bed house	£895	£950	£925	Cut £25
23 Sep 2026	Triangle Building, Milton Keynes, MK12	1-bed	£1,000	£1,196	£1,150	Cut £46
23 Sep 2026	Fusion Way, Wednesbury, WS10	3-bed house	£1,035	£1,135	£1,135	In full
22 Sep 2026	Carnaby Street, Manchester, M9	2-bed house	£975	£1,050	£975	No rise
21 Sep 2026	Carter Close, Manchester, M34	2-bed flat	£895	£966	£900	Cut £66
17 Sep 2026	The Foundry, Manchester, M1	2-bed flat	£1,650	£1,700	£1,450	Rent cut £200
15 Sep 2026	Trafalgar Street, Ashton-under-Lyne, OL7	house	£850	£900	£850	No rise
15 Sep 2026	Casson Gate, Rochdale, OL12	2-bed house	£600	£850	£850	In full
15 Sep 2026	Alder Court, London, N11	1-bed flat	£1,050	£1,400	£1,240	Cut £160
14 Sep 2026	Grosvenor Road, West Midlands, B17	3-bed flat	£1,770	£2,050	£1,750	Rent cut £20
14 Sep 2026	Somery Road, Birmingham, B29	3-bed house	£725	£1,100	£1,000	Cut £100
11 Sep 2026	Bridge Road, Liverpool, L21	2-bed house	£625	£850	£700	Cut £150
11 Sep 2026	Delaney Heights, Salford, M3	flat	£704	£738	£738	In full
10 Sep 2026	Halesby Court, Halesowen, B63	2-bed flat	£695	£925	£900	Cut £25
10 Sep 2026	Earls Avenue Folkestone Kent, CT20	flat	£440	£825	£725	Cut £100
10 Sep 2026	High Street, East Sussex, TN33	1-bed flat	£485	£1,000	£675	Cut £325
10 Sep 2026	Marina St Leonards-on-Sea, TN39	3-bed flat	£860	£1,300	£860	No rise
9 Sep 2026	The Bay, Essex, SS0	5-bed house	£2,600	£2,700	£2,700	In full
7 Sep 2026	College Road, East Sussex, BN2	1-bed flat	£1,400	£1,550	£1,450	Cut £100
7 Sep 2026	Ramsgate Road, Margate, CT9	2-bed flat	£990	£1,240	£1,050	Cut £190
7 Sep 2026	Anfian, Somerset, TA7	3-bed	£878	£1,028	£1,045	Higher
7 Sep 2026	Sharpthorne Villas, West Sussex, RH19	3-bed	£650	£1,250	£1,250	In full
7 Sep 2026	Ramsgate Road, Margate, CT9	2-bed flat	£1,030	£1,250	£1,100	Cut £150
7 Sep 2026	Lever Street, Manchester, M26	7-bed house	£895	£925	£925	In full
7 Sep 2026	Moss Lane, M33	flat	£1,350	£1,600	£1,450	Cut £150
7 Sep 2026	Devon Court, North Yorkshire, DL9	Room	£550	£600	£575	Cut £25
3 Sep 2026	Yardley Fields Road Birmingham, B33	3-bed house	£750	£1,500	£1,210	Cut £290
3 Sep 2026	Davidson Road, Dartford, DA2	3-bed house	£2,350	£2,375	£2,300	Rent cut £50
3 Sep 2026	Heathfield Way, Barham, CT4	5-bed	£1,800	£2,000	£1,800	No rise
3 Sep 2026	Broadwater Apartments, West Sussex, BN14	1-bed flat	£960	£1,015	£960	No rise
3 Sep 2026	Mortimer Street, Wiltshire, BA14	2-bed house	£1,070	£1,170	£1,070	No rise
3 Sep 2026	Church Road, Bristol, BS5	1-bed flat	£900	£945	£900	No rise
3 Sep 2026	Watery Lane, St. Helens, WA9	2-bed house	£600	£700	£680	Cut £20
2 Sep 2026	Coniston Road, London, N10	2-bed flat	£1,750	£2,000	£1,900	Cut £100
2 Sep 2026	Clapton Avenue, Halifax, HX1	3-bed house	£700	£975	£800	Cut £175
2 Sep 2026	Bower Fold, Lancashire, BB2	3-bed house	£1,050	£1,160	£1,160	In full
2 Sep 2026	Oxford Grove Bolton, BL1	2-bed	£750	£850	£750	No rise
2 Sep 2026	St Omer, North Yorkshire, YO62	3-bed house	£950	£1,200	£1,000	Cut £200
1 Sep 2026	Osbourne Court, Weston-Super-Mare, BS23	2-bed flat	£965	£1,032	£1,030	Cut £2
1 Sep 2026	Castor Court, Hampshire, GU46	3-bed house	£1,475	£1,550	£1,550	In full
1 Sep 2026	Manor Road, Devon, PL1	1-bed flat	£595	£625	£625	In full
28 Aug 2026	Pierhead Lock, London, E14	2-bed flat	£2,700	£3,100	£2,700	No rise
27 Aug 2026	Middle Cottage Robin Hood Whatstandwell Matlock Derbyshire, DE4	2-bed house	£585	£625	£600	Cut £25
27 Aug 2026	Silverwood Court, Dorset, BH8	3-bed flat	£1,350	£1,525	£1,475	Cut £50
27 Aug 2026	Boscombe Spa Road, Boscombe, BH5	1-bed flat	£895	£975	£900	Cut £75
27 Aug 2026	Roumelia Lane, Bournemouth, BH5	1-bed flat	£895	£975	£900	Cut £75

What landlords can learn

Bring evidence. Tribunals rely on what similar homes nearby let for. Landlords who sent no comparables often saw the rent held, while tenants who sent local listings did well. Check your figure against the local average rent first.
Fix the damp first. Many decisions work out the rent for a modernised home, then take off £50 to £150 a month for disrepair, damp, mould, dated kitchens or white goods the tenant supplied.
Asking too much can backfire. In 4% of decisions since May the tribunal set a rent lower than the old one. Serving a notice opens up the whole rent, not just the rise.
A challenge rarely means no rise. Since May, tenants who challenged still paid more in 86% of cases. The typical tenant ended up with a rise of 7.5% rather than the 13.6% asked.
Get the notice right. 44 notices since May were found invalid or withdrawn, usually because of the start date. Use the rent increase calculator and our Form 4A guide.

Questions landlords ask

Can a tenant challenge a rent increase?

Yes. A tenant who gets a Section 13 notice on Form 4A can apply to the First-tier Tribunal before the new rent starts. The tribunal decides the open market rent for the property.

Can the tribunal put the rent up by more than the landlord asked?

Not for notices served since 1 May 2026. Under the Renters' Rights Act the tribunal can set the same rent as proposed or a lower one, but not a higher one. Some older cases in our data were decided under the previous rules, when it could.

When does the new rent start after a tribunal decision?

For notices served since 1 May 2026, the new rent usually starts from the date of the decision rather than the date in the notice. The tribunal can delay it further if paying it would cause the tenant undue hardship.

How do tribunals decide the market rent?

They look at what similar homes nearby let for, using evidence from both sides and their own knowledge, then adjust for the condition of the property and anything the tenant supplied, such as white goods or carpets. Disrepair often reduces the figure.

Where does this data come from?

Every decision is published by HM Courts and Tribunals Service on GOV.UK. We read each market rent decision, pull out the rent before, the rent asked and the rent set, and update the figures regularly.

How we built this

HM Courts and Tribunals Service publishes every First-tier Tribunal decision on GOV.UK. We take each decision in the "market rent, assured shorthold tenancy" category made since 1 January 2025, read the decision text, and record the rent before, the rent the landlord proposed and the rent the tribunal set. Weekly and four-weekly rents are converted to monthly. Where the tribunal found an open market rent above the landlord's proposal but the new rules cap it, we record the capped rent. We leave out cases where any of the three figures is missing or unclear. "Since the Renters' Rights Act" means decisions made from 1 May 2026; some of those notices were served before the Act, under the old rules. Regions are the tribunal's own: London, South (Havant), East of England (Cambridge), Midlands (Birmingham) and North (Manchester).

Source: GOV.UK residential property tribunal decisions, under the Open Government Licence. Updated 19 Oct 2026. Not legal advice.