Can landlords support their proposed rent?

A modest rent rise still needs evidence to support the whole proposed rent and for landlords concerned by Property118’s recent tribunal coverage, that means looking beyond the size of the increase.

Here, we examine the Manchester and Leeds decisions alongside Propertymark’s review to explain what a useful evidence file should contain.

In the Manchester case, the landlord sought an extra £50 a month, but the tribunal set the rent £200 below the amount already payable.

Start with the whole rent

The question illustrated by both of those decisions is whether the proposed monthly rent reflected the property’s market value. Describing an increase as modest does not establish that the resulting total is justified.

At The Foundry in Manchester, the tribunal determined £1,450 a month against an existing £1,650 and proposed £1,700.

It favoured comparisons within the building or immediately neighbouring developments of similar age, character and specification.

However, it also noted gaps: one advertised flat appeared smaller, its bathroom count was unclear, and another property’s building was uncertain.

Those details explain why a collection of nearby adverts needs an accompanying explanation.

Condition can change the calculation

The Leeds outcome was different. For the house in Calverley, the tribunal determined £925 a month against £895 previously payable and £950 proposed.

It assessed £1,000 for the property modernised and in good order, then deducted £75 for drainage issues. The resulting rent therefore remained above the existing payment.

Although there had been no recent major incidents, the problem was being managed through careful use rather than shown to have been fully remedied.

The tribunal also rejected the account that the landlord knew nothing of the problem until February 2026: messages showed contact with the tenant from August 2025.

What should the landlord’s evidence file contain?

Drawing on these decisions and Propertymark’s review, the following checklist provides a practical starting point for all landlords:

• Dated comparisons. Save the advert, property details, source and date. Record when it was marketed or let, so the timing is clear
• The status of each figure. Label rents as asking, let agreed or confirmed achieved. Do not assume a “let agreed” label proves the advertised sum was paid. Include confirmation where available
• Material property differences. Compare floor area, layout, bathrooms, floor level, outside space and location. Explain differences in age, specification and included services
• Furnishing and condition. Keep an inventory and dated photographs showing what is actually supplied and its condition. “Furnished” alone says little about quality
• A repair chronology. Record reports, visits, findings, work completed and any continuing restrictions. Include supporting correspondence and evidence of the outcome
• Consistent landlord and agent records. Compare messages, maintenance logs and statements before relying on them. Correct discrepancies openly and distinguish when each person first became aware of a problem.

Note: This is a suggested evidence file, not a tribunal-prescribed submission format.

Asking rents still have a place

The Manchester tribunal considered advertised rents, and its decision does not support the claim that only achieved rents are admissible.

Nor did that case turn on outstanding disrepair: the tribunal described the furniture as basic but in good condition and identified no ongoing maintenance issues.

In Leeds, by contrast, the continuing drainage limitation mattered to the valuation. A record of attendance or attempted work should therefore be distinguished from evidence that normal use has been restored.

These individual outcomes are not binding nationwide rules or a study of how often challenges succeed. Appeal status has not been independently established.

For landlords reviewing their evidence, the useful question is straightforward: can each comparison, photograph and repair record help explain the full rent proposed for this particular home?