Why it matters
What First-tier Tribunal (Property Chamber) means for a landlord
The Renters’ Rights Act made the tribunal central to rent increases. A tenant can refer a Section 13 increase, the tribunal decides the open-market rent, and the tenant then pays the lower of that figure and the landlord’s proposal, so a referral can bring the rent down but not raise it above what was proposed. That makes local evidence decisive: a landlord who arrives with comparable rents does better than one who proposed a high figure and hoped. The same tribunal hears Rent Repayment Order applications, where the maximum is now two years’ rent for offences from 1 May 2026.
Worked example
How it plays out
A tenant in Leeds refers a Section 13 notice proposing £1,300 a month to the First-tier Tribunal. The landlord sends listings of similar flats at £1,275 to £1,325; the tenant sends evidence of lower rents in the same block. The tribunal decides the open-market rent is £1,280. Because that is lower than the proposed rent, £1,280 becomes the rent.
Common mistakes
Where landlords go wrong
- 01Sending no evidence and relying on the notice alone.
- 02Proposing a rent well above similar homes.
- 03Missing the tribunal’s deadlines for submissions.
What to do
A short checklist
- Keep a file of comparable rents whenever you set a new rent.
- Reply to tribunal directions on time.
- Consider how the property’s condition affects its market rent.
Sources
Checked against these sources on 16 September 2026. A guide to the rules in England, not legal advice: for a dispute or a possession claim, speak to a solicitor.
