How to Challenge a Rent Increase UK: Free Step-by-Step Tribunal Guide (2026)
Received a Section 13 notice proposing a rent increase you think is unfair? You have a legal right to challenge it at the First-tier Tribunal — for free. This step-by-step guide explains exactly how, from checking your eligibility to what happens at the hearing.
This article is for general information only and does not constitute legal advice. For advice specific to your situation, contact Shelter or Citizens Advice. Baselyst Ltd (trading as RentVerify) is not a law firm.
If you’ve received a rent increase notice and want to know how to challenge a rent increase UK law gives you a clear legal right — at no cost to your landlord’s advantage. Since the Renters’ Rights Act 2025 came into force on 1 May 2026, every tenant on a periodic assured tenancy in England can refer a Section 13 notice to the First-tier Tribunal. The tribunal sets what the market rent actually is. And here’s the part most tenants don’t know: the tribunal cannot set the rent higher than what your landlord originally proposed. There’s no downside risk.
Yet in 2024–2025, only 1,532 tenants across England applied to a rent tribunal (Ministry of Justice Tribunal Statistics, 2025). Most tenants who could challenge simply don’t. This guide changes that.
See also: What is a Section 13 notice?
Key Takeaways
- The First-tier Tribunal can reduce your proposed rent increase or confirm it — but under the Renters’ Rights Act 2025, it cannot set it higher than your landlord proposed.
- In April 2026, average private rents in England rose 3.5% year-on-year to £1,438/month (ONS, May 2026). Anything significantly above that rate of increase for your area is worth questioning.
- You must apply using Form Rents 1 before the date the new rent starts — miss this deadline and you lose your right to challenge.
- The application costs £47. Fee waivers are available for low-income tenants.
What Is a Section 13 Notice and When Can You Challenge It?
In 2026, a Section 13 notice is the only legal mechanism a landlord can use to raise rent for a periodic assured tenant in England. Under the Renters’ Rights Act 2025 — which abolished fixed-term tenancies for new lets and converted existing ones to periodic tenancies on 1 May 2026 — rent review clauses in tenancy agreements are no longer enforceable. The Section 13 process is now universal.
The notice must give you at least two months’ warning before the new rent starts. It must also specify a start date that falls on the first day of a rental period. If your landlord’s notice doesn’t meet these requirements, it’s invalid — and you don’t need to pay the higher amount until a proper notice is served.
You can challenge any Section 13 notice, for any reason. You don’t need to prove your landlord acted in bad faith. You simply need to apply before the date the new rent was due to begin.
According to Shelter England, rent-related tribunal applications in England rose by almost 90% between 2019 and 2023, from 483 to 921 cases (Shelter England, Rent Increases: The Rules and What’s Changing, 2024). With Section 13 now the only route to any rent increase, that number is expected to rise sharply in 2026 and beyond.
See also: Is my Section 13 notice valid?
The Biggest Change Under the Renters’ Rights Act 2025: No Upside Risk
This is worth its own section, because it removes the fear that stopped most tenants from challenging in the past.
Under the old rules, a tenant who referred a rent to the tribunal risked the tribunal deciding the market rent was higher than the landlord had proposed. You could go in fighting a £150/month increase and come out owing £200/month more. That risk was real and it kept tenants silent.
That risk is gone. Under the Renters’ Rights Act 2025, the tribunal determines the open market rent — but if that figure comes out higher than the landlord’s proposed rent, the tribunal is capped at the landlord’s proposed figure. The worst outcome is that the tribunal confirms the rent your landlord already asked for. You cannot end up worse off than you would have been by doing nothing.
What this means in practice: Challenging a Section 13 notice is now a one-way bet for tenants. If the tribunal agrees with your landlord, you pay the same rent you would have paid anyway. If it finds market rent is lower, you pay less. The only cost is time and the £47 application fee.
See also: How the First-tier Tribunal assesses market rent
How to Check If Your Rent Increase Is Above Market Rate
Before you apply to the tribunal, it helps to know whether your increase is actually above market rate — because the tribunal’s decision is based entirely on what comparable properties are renting for in your area right now.
In April 2026, average private rents in England stood at £1,438/month, up 3.5% year-on-year (ONS, Private Rent and House Prices UK: May 2026). But that national average masks sharp regional differences: the North East saw 6.5% annual increases, while London saw just 2.0%. A 10% proposed increase in a flat market is very different from a 10% increase where rents genuinely are rising fast.
| Region | Average Monthly Rent (Apr 2026) | Annual Increase |
| London | £2,290 | 2.0% |
| South East | £1,650 | 3.1% |
| East of England | £1,520 | 3.3% |
| England average | £1,438 | 3.5% |
| West Midlands | £1,180 | 4.1% |
| Yorkshire | £990 | 5.2% |
| North East | £776 | 6.5% |
Source: ONS, Private Rent and House Prices UK, May 2026
The most reliable way to check whether your specific increase is above market rate is to compare it against current listings for comparable properties — same area, similar size, similar condition. RentVerify does this automatically, pulling live market data for your postcode so you can see exactly where your proposed new rent sits relative to the market before you apply to the tribunal.
Step-by-Step: How to Apply to the First-tier Tribunal
Here’s exactly what you need to do, in order.
Step 1: Check Your Deadline
Open your Section 13 notice. Find the date the proposed new rent is due to start. You must submit your application before that date. If you miss it, your right to challenge lapses for this notice.
Step 2: Download Form Rents 1
Go to GOV.UK and search for “Form Rents 1.” The full name is Application referring a notice proposing a new rent under section 13(4) of the Housing Act 1988. Download and print it, or complete it digitally if your tribunal region accepts digital submissions.
Step 3: Gather Your Documents
You’ll need to include:
- A copy of your Section 13 notice
- A copy of your tenancy agreement
- Details of any improvements you’ve made and paid for yourself — new flooring, decorating, a kitchen upgrade. The tribunal excludes these when assessing market rent.
- Any evidence of outstanding repairs your landlord is responsible for. A property in disrepair shouldn’t command full market rent.
You don’t need to send your evidence bundle with the form. The tribunal will write to you with a deadline for evidence submission after it receives your application.
Step 4: Pay the £47 Application Fee
As of 1 May 2026, the application fee is £47. You can apply for a fee remission if you’re on a low income or receiving certain benefits using form EX160, available on GOV.UK.
Step 5: Submit Your Application
Send your completed Form Rents 1, documents, and fee payment to the First-tier Tribunal (Property Chamber). Submission options vary by region — some accept email, most require post. The tribunal’s contact details are on GOV.UK.
Step 6: Wait for Acknowledgement
The tribunal will write to you to confirm receipt and give you a timeline. It will also notify your landlord. Both sides will be asked to submit evidence — typically comparable rental listings, inspection reports, and any correspondence about repairs.
Step 7: Paper Determination or Hearing
Most rent cases are decided on the papers — the tribunal reviews written evidence and makes a decision without a hearing. If a hearing is scheduled, it is informal: no formal legal argument required. You can bring someone with you for support.
Tenant tip: Bring three to five current listings for comparable properties in your area. Print them out with the date you retrieved them. This is the single most persuasive piece of evidence you can submit.
Step 8: Receive the Written Decision
The tribunal will either:
- Confirm the landlord’s proposed rent
- Reduce the rent to the market rate it determines
Under the Renters’ Rights Act 2025, it cannot set the rent higher than your landlord proposed. The new rent takes effect from the date the tribunal sets.
What Evidence Should You Prepare?
The strongest evidence types, in order of weight:
Comparable listings (essential). Three to five properties currently advertised to rent nearby — same property type, same number of bedrooms, similar condition. Screenshot them with the date and URL. Rightmove and Zoopla are acceptable.
Condition evidence. If your property has outstanding repairs, document them with photographs and dates. Persistent disrepair is a legitimate downward factor.
Your own improvements. List improvements you’ve paid for, their estimated cost, and when they were done. The tribunal disregards these when assessing market rent.
Local ONS rent data. In April 2026, average rents in England rose 3.5% year-on-year (ONS, Private Rent and House Prices UK: May 2026). If your proposed increase is significantly above the regional average, that’s worth highlighting.
Common Mistakes That Sink Tribunal Applications
Missing the deadline. The most common and most fatal error. The tribunal will not accept late applications regardless of how unfair the increase was.
Not including your tenancy agreement. Always include a full copy.
Confusing a verbal agreement with a valid notice. A Section 13 notice must be in writing on the correct form (Form 4A) and give at least two months’ notice.
Waiting too long to gather evidence. Start collecting comparable listings the day you decide to challenge.
Thinking you need a solicitor. You don’t. Thousands of tenants represent themselves successfully each year.
Check Your Rent Before You Apply
The tribunal’s decision hinges on one question: what is the market rent for this property right now?
RentVerify pulls live rental market data for your postcode and tells you whether your proposed rent is above, at, or below market rate. It takes two minutes. You enter your property details and the proposed new rent, and RentVerify shows you how it compares to current listings for similar properties nearby.
If RentVerify shows your proposed rent is above market rate, you have the data you need to support a tribunal challenge. Either way, you go into the process with clear information.
Frequently Asked Questions
How long does a First-tier Tribunal rent case take?
Most rent determination cases are resolved within 8–12 weeks of the application being received for paper determinations. With Section 13 applications expected to rise significantly in 2026 following the Renters’ Rights Act, some regions may see longer wait times. The tribunal will give you a timeline when it acknowledges your application.
Can my landlord evict me for challenging a rent increase?
No. Under the Renters’ Rights Act 2025, section 21 no-fault evictions are abolished. Your landlord cannot evict you for challenging a rent increase. They would need valid legal grounds under the new Section 8 grounds — none of which include challenging a Section 13 notice.
What happens to my rent while the tribunal is deciding?
You continue paying your current rent while the case is pending. The new rent does not take effect until the tribunal issues its decision.
What if I can’t afford the £47 application fee?
Apply for a fee remission using form EX160, available on GOV.UK. You may qualify if you’re on Universal Credit or other means-tested benefits.
Can I challenge a rent increase if my landlord raised the rent earlier this year?
Under the Renters’ Rights Act 2025, your landlord can only increase rent once every 12 months. If they’ve already done so within the past 12 months, a new Section 13 notice is invalid. You can challenge on this basis or simply notify your landlord the notice is invalid.
Conclusion
Challenging a rent increase feels daunting. Most tenants don’t do it — which is exactly why most landlords expect they won’t. But the process is simpler than it looks, the cost is low, and since the Renters’ Rights Act 2025, there’s no downside risk.
The hardest part for most tenants isn’t the paperwork — it’s knowing whether the increase is actually above market rate. That’s what RentVerify is for.
Check your rent increase at RentVerify →
Sources: ONS, Private Rent and House Prices UK: May 2026 · Shelter England, Rent Increases: The Rules and What’s Changing · Citizens Advice, Challenging a Rent Increase · Ministry of Justice Tribunal Statistics 2025 · BCLP, Navigating the Renters’ Rights Act 2025