The First Tier Tribunal has cut proposed rent rises in 70% of market rent decision cases heard since the Renters’ Rights Act came in.

Analysis of HM Courts and Tribunals data by Landlord Sums reveals that based on 668 decisions, in 55% of cases landlords secured an increase although it was lower than they had sought, while in 10% rents remained unchanged. The typical tenant ended up with a rise of 7.7% rather than the 13.9% the landlord asked for.

In 28 decisions since 1 May (4%), the tribunal set the rent below the current rent, typically because similar homes nearby let for less, or the property needed repairs.

In one case, the landlord proposed increasing the monthly rent from £1,650 to £1,700, at their furnished two-bedroom flat in central Manchester. However, the tribunal found that taking the evidence and its knowledge of the local market into account, the appropriate market rent was £1,450 a month - £200 below the existing rent and £250 below the proposed rent.

Challenge

The site says a challenge rarely means no rise. Since May, tenants who challenged still paid more in 85% of cases. However, it adds that asking too much can backfire: landlords who asked for under 5% got it in full in 44% of cases, while above 15%, most rises were cut, and above 50%, 88% were.

It suggests landlords should make sure they get the notice right as 63 notices since May were found invalid, usually because of the start date. They should also bring evidence as tribunals rely on what similar homes nearby let for. “Landlords who sent no comparables often saw the rent held, while tenants who sent local listings did well. Check your figure against the local average rent first.”

Fixing

Fixing the damp first is another key priority as many decisions work out the rent for a modernised home, then take off £50 to £150 a month for disrepair, damp, mould, dated kitchens or white goods the tenant supplied, says the site.

From January to April 2026, the tribunal decided about 48 market rent cases a month. Since the Renters’ Rights Act made Form 4A under Section 13 the only way to raise the rent, that has jumped to between 116 and 195 a month.

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