Government boosts court capacity as Renters’ Rights Act drives court demand
2 weeks ago | 34 comments
Rent tribunals cut 73% of landlord increases
8:09 AM, 25th August 2026, 6 days ago
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Nearly three-quarters of challenged rent increases were set below the landlord’s proposed figure in a sample of tribunal decisions.
LonRes examined 200 market rent determinations, including 169 with published reasons and 108 that stated both the proposed and final rent.
Among those 108 cases, 73% ended with a lower figure, with a median reduction of 7.5% among those cut.
A further 18% confirmed the proposed rent, while 9% were set above it under rules that no longer apply.
Comparable evidence matters
The report said: “With evidence of achieved rents for genuinely comparable properties: what similar homes in the same market actually let for, when, and in what condition, with adjustments explained.
“Tribunals give little weight to asking prices.”
It added: “A landlord who arrives at the tribunal with weak evidence now runs a one-way risk: the rent can only be confirmed or reduced.
“The party that does bring credible market evidence is the only one still influencing the outcome.”
Evidence gaps exposed
Of the 169 decisions with published reasons, 47% disclosed missing or limited evidence, a party submitting nothing or the tribunal relying on its own market knowledge.
Panels drew on their knowledge and experience of the local market in 39% of those cases.
At least one party supplied no evidence or representations in 21%, while 13% contained phrases such as ‘no comparable evidence’, ‘limited market evidence’ or ‘insufficient evidence’.
In one North West case where neither party submitted evidence, the tribunal reduced a proposed £1,100 monthly rent to £900.
Landlords face delays
Since 1 May, landlords seeking to increase the rent on a periodic tenancy must use a Section 13 notice, giving at least two months’ notice and proposing no more than the open market rent.
A tenant can challenge the notice at the First-tier Tribunal for a £47 fee, while the resulting rent cannot exceed the landlord’s figure or be backdated.
The median wait between an application and decision was 96 days, rising to 142 days among the London cases examined.
A £200 monthly increase delayed for five months would leave the landlord unable to recover £1,000, while a quarter of sampled cases took more than 24 weeks.
Tags:
achieved rent comparables, first-tier tribunal, landlord rent evidence, rent tribunal decisions, Renters’ Rights Act, Section 13 rent increases
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Member Since June 2019 - Comments: 939
9:34 AM, 25th August 2026, About 6 days ago
All rents at tribunal can now only be confirmed or reduced, the possibility of the tribunal raising the rent above that level has been abolished.
Member Since May 2018 - Comments: 48
10:38 AM, 25th August 2026, About 6 days ago
With a median timescale of over three months, and no backdating, there is no downside to the tenants in challenging every single increase. The wait times will only get longer.
Member Since July 2013 - Comments: 510 - Articles: 1
10:48 AM, 25th August 2026, About 6 days ago
Reply to the comment left by MasterG at 25/08/2026 – 10:38
It is absolutely one of the worst and most silly part of the RRA.
If landlords send the full info to tenants, including fact that they can challenge it with no consequence, landlords should not be surprised if some of their tenants do exactly that.
Member Since May 2018 - Comments: 48
10:50 AM, 25th August 2026, About 6 days ago
It would not be surprising to find that the tribunals reduce most of the proposed increases. As they cannot award higher than what is proposed, it makes sense to go in above market rate. The tribunals will feel good in protecting the tenants. The tenants will be happy thinking they have saved something. Landlords get what they really were aiming for all along.
Member Since April 2018 - Comments: 585
10:52 AM, 25th August 2026, About 6 days ago
Confirms to me this is all “fixed”, like the courts.Anti landlord.
Member Since May 2014 - Comments: 641
11:25 AM, 25th August 2026, About 6 days ago
“Oh, what a surprise.
Rent controls by the back door!
Member Since May 2017 - Comments: 821
11:43 AM, 25th August 2026, About 6 days ago
How exactly is one to evidence exactly comparable rents which arent just advertised rents? It seems you’d need to be letting such a property yourself or have an agent who can offer help.
Maybe rightmove will start listing agreed rental prices
I agree these are rent controls by the back door
Member Since October 2023 - Comments: 249
3:38 PM, 25th August 2026, About 6 days ago
Its the backbone of communism………..prices set by “Tribunal”
Supermarkets next.
Then comes rampant homelessness, and hunger.
How did we get here?
Member Since August 2026 - Comments: 1
3:54 PM, 25th August 2026, About 6 days ago
Can these tribunals reduce the rent below the level previously being paid?
Member Since May 2014 - Comments: 641
4:12 PM, 25th August 2026, About 6 days ago
Reply to the comment left by Paul at 25/08/2026 – 15:54
I hope I am wrong but I think if a tenant now moves in and has agreed a certain rent he might be able to apply to the tribunal to have it assessed.
I know Pennycook was in favour of this but not 100% sure if it made it to the final stage.