Legal experts say rent controls risk landlord exits
3 months ago
Minister denies rent controls are back as Tribunals slash landlords’ rents
12:09 AM, 5th November 2026, 1 week ago
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A government minister has rejected claims that rent controls are being introduced in England through the back door via rent tribunals.
Posting on social media, housing minister Matthew Pennycook dismissed suggestions that rent controls had returned, describing them as “nonsense”.
His comments come after a recent rent tribunal case in Manchester saw a landlord who had proposed a £50 monthly rent increase instead have their existing rent cut by £200 by the First-tier Tribunal, following a challenge by the tenant.
No rent control in England
The Manchester flat had two bathrooms and a balcony, and was described by the tribunal as attractive accommodation.
However, it found that the market evidence did not support the rent being charged.
The landlord had sought to increase the monthly rent from £1,650 to £1,700, but after the tenant challenged the proposed increase, the tribunal instead set the rent at £1,450.
As a result, the landlord will now receive £2,400 less a year than previously, rather than the additional £600 they had hoped to secure.
Mr Pennycook argued that the ability for tenants to challenge rent increases at tribunal is nothing new.
Mr Pennycook said on X: “I see the nonsense “rent controls are back” takes keep coming. There is no rent control in England.
“The legal right to challenge rent increases at tribunal was introduced by the Thatcher Government in its 1988 Housing Act.
“It was rarely used in practice only because it inevitably resulted in a landlord serving a Section 21 notice.
“Labour’s Renters’ Rights Act abolished Section 21 ‘no fault’ evictions and renters are now rightly empowered to challenge unfair or above-market rent increases.
“In both the recent cases that have been the cause of so much debate, the tribunal has been operating exactly as it should, determining that the landlords in question were charging rents that simply did not reflect local market values for comparable properties.”
Criticism from landlords
However, social media users disputed Mr Pennycook’s claims, arguing that the tribunal system amounts to a form of rent control, particularly now that tenants can challenge increases without the threat of a Section 21 eviction.
One commenter on X said: “If it is now easier or made more likely that tenants can challenge rent increases via tribunal, and that a judge can actually reduce the original rent agreed via a binding contract between both parties at the start of the tenancy. That is rent control.”
Another landlord warned that the changes could push more landlords out of the rental market, commenting: “70% of cases find in favour of the tenant! Looks like rent controls. I may not be able to serve a Section 21, but if a tenant of mine takes me to tribunal over what I consider to be a reasonable rent increase, i.e. one that covers the extra costs government has imposed, I will evict and sell.”
The government has previously said they have no plans to introduce rent controls in England.
Tags:
challenging rent increase, first-tier tribunal, Matthew Pennycook, rent controls, Renters’ Rights Act
13 comments on this article
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Member Since December 2023 - Comments: 1667
9:18 AM, 5th November 2026, About 1 week ago
I don’t think tribunals are slashing landlords’ rents.
From the cases that I have read, it is only landlords that charge too much for poor quality accommodation need to worry.
Member Since January 2026 - Comments: 22
9:56 AM, 5th November 2026, About 1 week ago
Rent controls are coming for private landlords whilst the favoured large ones are exempt-govt want full control.
Member Since February 2020 - Comments: 410
11:00 AM, 5th November 2026, About 1 week ago
“Minister denies rent controls are back as Tribunals slash landlords’ rents”
Typical of Labour, in the face of evidence they don’t like, they say don’t believe your eyes.
Member Since November 2017 - Comments: 276
11:05 AM, 5th November 2026, About 1 week ago
It has been blatantly obvious that with the introduction of the RRA and the mechanism to appeal rent rises, ( with no backdating ), this was open to being used as a backdoor way of applying rent controls and/or delaying their coming into force. The idea that Mr Pennycook is unaware of this is laughable. The fact he seriously believes the PRS won’t realise the issue and react, says a lot about his grasp on reality.
Provided the tribunals operate in a reasonable and transparent manner there shouldn’t be an issue. However, Landlords who are greedy or have properties in bad condition will get hit.
The problem will come if/as/when HMG start using it as a way to apply rent caps for the sake of their preferred electoral base. Does anyone think that won’t happen???
Member Since February 2024 - Comments: 118
11:48 AM, 5th November 2026, About 1 week ago
Of course it’s a form of rent control, otherwise the ‘market’ should be allowed to decide… No one ‘forced ‘ the tenant kicking and screaming to rent the accomodation!!!!! The tenant rented it voluntarilly knowing the rent and what was on offer.
And now if that poor landlord was put onto a landlord database the landlord would be identified, named and shamed for even asking for a rent rise … as being listed as having had a rent ‘rent dispute’ without any links to the legal argument or tribunal’s reason for the outcome.
Pennycook, or should it be ‘Pennycrook’ is either very stupid, or misleading , or both???
Member Since November 2019 - Comments: 226
12:17 PM, 5th November 2026, About 1 week ago
Does anyone believe anything a Politician Says ?
Member Since January 2020 - Comments: 1127 - Articles: 1
2:15 PM, 5th November 2026, About 1 week ago
Reply to the comment left by Sally Robinson at 05/11/2026 – 11:48
If the landlord believes that the tribunal made a mistake in the level of rent that they have set it is open to him to appeal.
However I suspect that the underlying story is that he failed to check the situation in the local market before serving the rent increase notice. The job of the tribunal is to assess the rent that the particular property would achieve if currently offered for rent on the open market, so what was reasonable 12 months ago or whenever the original rent was agreed is totally irrelevant. The mistake he made was to try to increase the rent at all when the market apparently did not even support the rent already being received. A tenant only has two opportunities to challenge the rent, either in the first six months or at the time when a S13 notice is served. The landlord here has opened up the second opportunity and would have been better advised to leave things as they were until he had clear evidence that the state of the local market would justify an increase.
Member Since October 2026 - Comments: 1
6:00 PM, 5th November 2026, About 1 week ago
Reply to the comment left by Sally Robinson at 05/11/2026 – 11:48
Both
Member Since June 2013 - Comments: 843 - Articles: 1
12:31 AM, 6th November 2026, About 1 week ago
Reply to the comment left by Cider Drinker at 05/11/2026 – 09:18
nonsense – if they were charging too much they wouldnt have tenants!
Member Since October 2023 - Comments: 51
3:57 PM, 6th November 2026, About 1 week ago
70% looks weighted on one side if it’s independent. Or saying 70% of landlords not looking after their property well. Find the latter hard to believe so back door control would seem highly probable. This government hasn’t got the spine to be upfront. Either way it’s rent control. A judge is in not position to make such a decision. He/she literally has no expertise in this market.