How to challenge a rent increase

1. The rules your landlord has to follow

• It must be on Form 4A (“Landlord's notice proposing a new rent”) — a Section 13 notice. That applies to every increase, even one you've agreed to. A letter, email or text on its own isn't enough.
• At least 2 months' notice before the new rent starts.
• Only once a year — at least 52 weeks since the last increase — and not in the first year of your tenancy.
• The notice should be signed by your landlord or agent, have your name and the address right, and start at the beginning of a rent period.
• Notices given before 1 May 2026 on the old Form 4 still count.

If the notice breaks these rules, the increase can't take effect as proposed — tell your landlord in writing.

2. Is the new rent fair?

The test is the open market rent: what the home would let for if it were advertised today. Compare it with similar homes nearby — same size and type, and with similar facilities (a building with a gym and concierge isn't a fair comparison with one without). RentScore does this for you and shows the evidence.

3. Try negotiating first

Many increases are settled without going further. Write to your landlord with the evidence: what similar homes nearby cost, and how the increase compares with local rent rises. Being a reliable tenant matters too — a landlord who keeps you avoids empty months and reletting fees. If the new rent is still fair for the market but the jump is large, ask for it to be phased in.

4. Apply to the tribunal — before the new rent starts

If you think the proposed rent is above the market rent, you can ask the First-tier Tribunal (Property Chamber) to decide it.

• Deadline: you must apply before the date the new rent starts, even if you're still gathering evidence.
• How: apply online, or send form MR1 by email or post.
• Cost: £47 (no fee for notices dated before 1 May 2026). You may not have to pay if you get certain benefits or have a low income.
• You'll need: your tenancy agreement, a copy of the notice, and your landlord's name, address and contact details.
• Evidence that helps: photos of each room and the outside, room sizes or a floor plan, what the landlord provided (heating, appliances, furniture), any disrepair, improvements you made, local amenities, and rents for comparable homes nearby. Real rents neighbours pay are usually stronger evidence than adverts.

5. What happens next

• The tribunal sends your application to your landlord, who can respond within 28 days. You can then reply to what they say.
• It's usually decided on the paperwork. You or your landlord can ask for a hearing, and the tribunal may inspect — it only goes inside with your permission.
• The rent can stay the same or go down — but never higher than your landlord proposed.
• If paying the new rent from the proposed date would cause you hardship, explain why with details of your finances, and the tribunal can delay when it starts.
• You'll get the decision in writing, usually within 6 weeks of any hearing.

Get help

For free advice, contact Shelter, Citizens Advice or a Law Centre.