The First-Tier Tribunal for Rent Increases: A Complete Guide

If you've received a Section 13 rent increase notice and the proposed amount feels unfair, you have a legal right to challenge it. The First-Tier Tribunal handles exactly this — and it costs you nothing. This guide walks you through the whole process.

What is the First-Tier Tribunal (Property Chamber)?

The First-Tier Tribunal (Property Chamber) is an independent judicial body that handles disputes between landlords and tenants in England. It is separate from the courts, run by the government, and free to use.

Its job is to look at open market evidence and set what a property would reasonably rent for — it isn't there to take sides. It's a formal process, but you do not need a solicitor to participate. Many renters represent themselves.

When can you apply?

You can apply after receiving a valid Section 13 notice proposing a rent increase. You must apply before the date the new rent is due to take effect. Once that date passes, the increase is treated as accepted and your right to challenge it lapses.

If you're unsure about the earlier steps, our guide on how to challenge a Section 13 rent increase covers the groundwork before you reach the tribunal stage.

How to apply — step by step

Step 1 — Complete the application form The form is available on GOV.UK. Search for "apply to the First-Tier Tribunal to challenge a rent increase." It's free to download and submit.

Step 2 — Gather your supporting information You'll need to include:

• Your full name and address
• Your landlord's name and contact address
• A copy of your tenancy agreement
• A copy of the Section 13 notice you received
• Any evidence of comparable rents in your area (optional at this stage, but helpful)

Step 3 — Submit before the deadline Send your completed form to the regional tribunal office for your area. Addresses are listed on GOV.UK. There is no fee to pay at any point.

Once received, the tribunal will write to both you and your landlord to confirm the next steps.

What happens at the hearing

The tribunal will arrange a hearing — at a local venue or by video call. You'll receive written notice of the date and format in advance.

A panel (typically a legally qualified member plus one or two property experts) will review evidence from both sides. They'll consider your tenancy terms, the condition and size of the property, and comparable rents nearby.

Attendance isn't compulsory, but it gives you the best opportunity to present your grounds and respond to your landlord's evidence. If you can't attend, submit a written statement beforehand. You may also bring someone to speak on your behalf.

What can the tribunal decide?

The tribunal sets rent at the open market rate — what a similar property in a similar condition and location would command right now. It won't rubber-stamp your landlord's figure, but it won't guarantee a lower one either. Its decision is based solely on market evidence, and whatever figure it sets becomes legally binding.

Important: the Renters' Rights Act change from 1 May 2026

This is the most significant development in rent tribunal law in years.

Under the Renters' Rights Act 2025, from 1 May 2026 the First-Tier Tribunal will no longer be able to set rent above the amount in the landlord's Section 13 notice.

Previously, one deterrent to applying was the risk that the tribunal could find the market rate higher than your landlord proposed — leaving you worse off than if you'd said nothing. That risk is removed from 1 May 2026. The tribunal can set rent at, or below, the proposed figure — but not above it.

If you're considering challenging a rent increase, use our /check tool to understand your position before the deadline on your notice.

Timeline — what to expect

The process typically takes 4 to 10 weeks from application to decision. As a rough guide:

• Week 1–2: Application acknowledged, landlord notified
• Week 2–4: Hearing date confirmed
• Week 4–8: Hearing takes place
• Week 6–10: Written decision issued

During this period, the rent increase is paused. You continue paying your existing rent until the tribunal decides.

After the decision

The rent set by the tribunal applies from the effective date of the original Section 13 notice. Both parties are legally bound by it.

If you believe the tribunal made an error of law — not just that you disagree with the outcome — you may be able to appeal to the Upper Tribunal within 28 days. Permission is required, and appeals on factual grounds rarely succeed. Independent legal advice is recommended before pursuing this route.

If the tribunal sets rent lower than your landlord proposed, the decision will confirm whether any overpayment needs to be credited or refunded.

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Key takeaways

• Applying to the tribunal is free and open to any renter who has received a valid Section 13 notice
• From 1 May 2026, the tribunal cannot set rent above the landlord's proposed amount — removing the main historical deterrent to applying
• The process typically takes 4–10 weeks from application to decision
• You do not need a solicitor or legal representation to apply or attend
• RentSOS can generate your tribunal application template automatically — use our /check tool to get started

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Frequently asked questions

Does the tribunal cost anything?

No. There are no application fees, hearing fees, or charges at any stage — whether or not your challenge is successful.

Can the tribunal set rent higher than my landlord asked for?

Until 30 April 2026, yes — the tribunal can set rent at the open market rate, which could theoretically exceed your landlord's proposed figure. From 1 May 2026, this changes under the Renters' Rights Act 2025: the tribunal cannot set rent above the amount in the Section 13 notice. If you apply on or after that date, you face no risk of the tribunal awarding a higher increase than your landlord proposed.

How long does a rent tribunal hearing take?

The hearing itself usually lasts 30 minutes to a couple of hours. The full process — from submitting your application to receiving a written decision — typically takes 4 to 10 weeks.

Do I have to attend the tribunal in person?

No. Attendance is not compulsory. If you can't attend, submit a written statement with your evidence beforehand. Some hearings are now conducted by video call, which the tribunal will confirm in advance.

What evidence should I bring to a rent tribunal?

Focus on comparable rents for similar properties in your area. Useful evidence includes:

• Screenshots of current rental listings nearby (Rightmove, Zoopla, etc.)
• Your tenancy agreement and the original Section 13 notice
• Details of the property's condition if it affects market value

We can help you structure your evidence with our /check tool.

Can I appeal a First-Tier Tribunal decision?

Yes, but only on a point of law — meaning the tribunal made a legal error, not simply that you disagree with the outcome. Appeals go to the Upper Tribunal and must be lodged within 28 days. Permission is required, and factual disagreements rarely succeed as grounds. Independent legal advice is recommended before pursuing this route.