Step-by-step
Check validity of notice
Verify the Section 13 notice is valid: correct form, adequate notice period, and proper service. Invalid notices can be ignored.
Compare market rent
Research comparable properties in your area using Rightmove, Zoopla, and local letting agents to assess if increase is reasonable.
Apply to tribunal
Submit application to First-tier Tribunal (Property Chamber) before the increase takes effect. Include comparable rent evidence.
Attend tribunal hearing
Present evidence about market rent, property condition, and why the proposed increase is unreasonable.
Understanding Section 13 Rent Increases
Under Section 13 of the Housing Act 1988, landlords can increase rent for assured shorthold tenancies using a prescribed procedure.
Section 13 requirements:
- Must use correct prescribed form
- Minimum 6 months between increases
- Notice period depends on tenancy type:
- Yearly tenancies: 6 months notice
- Monthly tenancies: 1 month notice
- Weekly tenancies: 4 weeks notice
- Cannot increase during fixed term (unless term allows)
When increases are invalid:
- Less than 6 months since last increase
- Wrong form used or incorrect information
- Inadequate notice period
- Increase during fixed term without provision
- Notice not properly served
Your options:
- Accept the increase
- Negotiate with landlord
- Apply to tribunal to determine fair rent
- Give notice to quit (if increase unreasonable)
Time limits:
You must apply to tribunal before the increase takes effect. Once effective, you can only challenge increases above market rate in very limited circumstances.
First-tier Tribunal Application
Who can apply:
- Tenants who received valid Section 13 notice
- Must apply before increase takes effect
- Application fee: currently £100 (may be reduced/waived on low income)
What the tribunal considers:
- Open market rent for the property in its current condition
- Local rental values
- Property condition and improvements
- Terms of the tenancy
- Scarcity of similar properties
What tribunal does NOT consider:
- Whether you can afford the increase
- Landlord's costs or mortgage
- Repairs needed (unless affecting rental value)
- Personal circumstances
Application form requirements:
- Complete form RP2
- Copy of tenancy agreement
- Copy of Section 13 notice
- Evidence of comparable rents
- Details of property condition
- Any relevant correspondence
Tribunal powers:
- Set rent at market level (may be higher, lower, or same as proposed)
- Decision is binding on both parties
- New rent applies from date specified in original notice
Researching Comparable Rents
Where to find comparables:
- Rightmove, Zoopla, SpareRoom current listings
- Local letting agents
- Rent assessment decisions (tribunal database)
- Council housing register data
- Property websites and local newspapers
Good comparables have:
- Same area (within reasonable distance)
- Similar property type and size
- Similar condition and amenities
- Recent letting dates (ideally within 6 months)
- Similar tenancy terms
Presenting your evidence:
Property comparison table:
| Property | Address | Bedrooms | Rent | Date | Notes | |----------|---------|----------|------|------|-------| | Subject | Your address | 2 | £1,200 | Current | Need repairs | | Comp 1 | Similar road | 2 | £1,100 | Jan 2026 | Better condition | | Comp 2 | Nearby area | 2 | £1,150 | Feb 2026 | Similar condition |
Adjustments to consider:
- Property condition differences
- Parking availability
- Garden/balcony
- Transport links
- Local amenities
What strengthens your case:
- Multiple similar properties at lower rents
- Evidence your property needs repairs
- Long tenancy history with good payment record
- Recent improvements that don't justify increase
Renters' Rights Act 2025 Changes
The Renters' Rights Act 2025 introduces significant changes from 1 May 2026:
Rent increase limitations:
- Maximum one increase per year (currently 6 months)
- No rent increases during fixed-term periods
- Enhanced notice periods for most tenancies
- Stronger tribunal powers to reduce excessive increases
New protections:
- Landlords must justify increases above inflation
- Market rent assessments consider local affordability
- Protection against retaliatory rent increases
- Enhanced enforcement of rent increase rules
Tribunal improvements:
- Reduced application fees
- Faster hearing times
- Stronger powers to award compensation
- Online application system
Rent increase caps:
- Government considering caps linked to inflation or local income
- Possible exemptions for substantial improvements
- Enhanced scrutiny of increases in high-demand areas
What this means for current tenancies:
- Existing Section 13 procedures continue until May 2026
- New protections apply to rent increases after implementation
- Transitional arrangements for pending cases
Alternatives to Tribunal
Negotiating with your landlord:
Prepare your case:
- Research comparable rents first
- Identify property issues affecting value
- Consider offering longer-term commitment
- Highlight your good tenant record
Negotiation strategies:
- Propose a smaller increase phased over time
- Offer to pay for minor repairs/improvements
- Suggest annual increases linked to inflation
- Request annual review rather than tribunal process
Written agreement:
If you reach agreement:
- Withdraw any tribunal application
- Get written confirmation of agreed rent
- Clarify when future increases can occur
- Ensure agreement is signed by all parties
When negotiation fails:
- Proceed with tribunal application
- Keep records of negotiation attempts
- Consider whether to stay or find alternative accommodation
- Factor in moving costs vs higher rent
Moving out:
If increase is unaffordable:
- Give proper notice (usually 1 month)
- Ensure you leave correctly to protect deposit
- Time move to avoid paying increased rent
- Consider whether tribunal decision might help future tenants
Frequently asked questions
Do I have to pay the increased rent while the tribunal decides?
You only pay the current rent until the tribunal makes its decision. If you pay the increase before the tribunal hearing, it may be seen as accepting it. However, if the tribunal sets a higher rent, you may owe the difference from the increase date.
Can the tribunal set rent higher than the landlord proposed?
Yes. The tribunal determines the market rent, which could be higher, lower, or the same as proposed. Consider this risk when applying - you might end up paying more than the landlord originally wanted.
What happens if I miss the deadline to apply?
Once the rent increase takes effect, you cannot normally challenge it. The deadline is strict. In exceptional circumstances involving procedural errors, you might have other options, but these are very limited.
Can my landlord evict me for applying to the tribunal?
This would be retaliatory eviction, which is restricted under the Deregulation Act 2015. Landlords cannot serve Section 21 notices for 6 months after certain types of complaint. However, they might use other grounds if available.
How much does it cost to apply to the tribunal?
The application fee is currently £100. You may be able to get a reduction or waiver if you are on a low income or benefits. There are no other costs unless you choose to have professional representation.
What if my property needs repairs?
Property condition affects rental value. If significant repairs are needed, this supports a lower rent assessment. Document all repair issues with photos and repair estimates. The tribunal considers the property "as is" not its potential.
Can I get help with the tribunal application?
Yes. Citizens Advice, Shelter, and local housing advice services can help with applications. Some areas have specialist housing solicitors. The tribunal process is designed for people to represent themselves.
How long does the tribunal process take?
Typically 6-12 weeks from application to decision. The tribunal will arrange an inspection of the property and may hold a hearing. During this time, you continue paying the existing rent.
This guide provides general information about UK small claims court procedures and is for educational purposes only. It does not constitute legal advice. CourtPilot is not a law firm and is not regulated by the Solicitors Regulation Authority. The law may have changed since this guide was last updated. For advice specific to your situation, please consult a qualified solicitor or seek help from Citizens Advice.