Tribunal directions order and requesting an adjournment: the rent-challenge tenant walkthrough 2026
When you refer a rent increase to the First-tier Tribunal, the next thing you usually receive is not a hearing date but a directions order: a set of instructions telling both sides what to file and by when. Tenants often miss how important this step is. Get it right and your case is in good order before anyone walks into a hearing; ignore it and you can weaken a strong challenge. This walkthrough explains what a directions order is, how to comply step by step, and how to request an adjournment if you genuinely cannot meet a date, with template wording you can adapt.
When you refer a rent increase to the First-tier Tribunal (Property Chamber), the next thing through the door is often not a hearing date. It is a directions order: a set of instructions telling both you and the landlord what to file, in what form, and by when. Tenants frequently underestimate this step. It is, in fact, where a rent challenge is won or lost in practice, because it is where the evidence gets assembled and exchanged before anyone reaches a decision.
This walkthrough explains what a directions order is, how to comply with it step by step, how to decide between a hearing and a paper determination, and how to ask for an adjournment or extension if you genuinely cannot meet a date. It comes with template wording you can adapt. It sits between two other guides: one on assembling your comparable-rent evidence, and one on the hearing day itself. Directions are the bridge between them.
What a directions order actually is
A directions order is case management. The tribunal's job is to decide the case fairly and efficiently, and to do that it needs both sides to put their evidence in front of it in an orderly way. So it issues directions that typically:
- tell each party what documents to provide (for a rent challenge, the evidence about the market rent and the property);
- set deadlines for filing those documents with the tribunal;
- require the parties to exchange their evidence with each other;
- ask whether each party wants a hearing or is content for a determination on the papers; and
- sometimes set the hearing date or the date by which the case will be decided.
None of this is the decision. It is the preparation. But it shapes the decision, because the tribunal can only decide on the material that is properly before it.
Step by step: how to comply
1. Read the order twice and diarise every date. Directions orders are written plainly, but they contain deadlines that matter. Note each one and work back from it so you are not assembling evidence the night before.
2. Gather exactly what is asked. If the order asks for comparable rents and photographs, provide comparable rents and photographs. Do not bury the tribunal in everything you own; provide what is requested, clearly labelled.
3. Build a short index. A single page listing your documents and, against each, a line saying what it shows, makes your bundle easy to follow. It is one of the simplest ways to look organised and credible.
4. Exchange and file on time. Send your evidence to the landlord or their agent and file a copy with the tribunal by the deadline, in whatever way the directions specify. Keep proof of sending: an email timestamp or a certificate of posting.
5. State your preference on a hearing. If the directions ask, say whether you want a hearing or are content with a paper determination, and keep that choice consistent with how strong and self-explanatory your evidence is.
Choosing a hearing or a determination on the papers
You will often be invited to choose. The trade-off is straightforward:
- A hearing lets you explain your evidence, answer the tribunal's questions, and respond to the landlord. It suits cases where condition, comparables, or the validity of the notice are genuinely in dispute.
- A paper determination is decided without anyone attending. It is quicker and less stressful, but your written case has to carry the whole weight on its own.
If your comparable evidence is strong and speaks for itself, paper may be fine. If there is a real argument to be had, a hearing usually serves you better. There is a separate walkthrough on electing a paper determination if you want to weigh that in more detail.
Asking for more time: extension, postponement or adjournment
Life happens, and sometimes you cannot meet a date. The rule of thumb is: ask early, ask in writing, and give a reason.
- An extension is more time to file evidence.
- A postponement moves a hearing that has not yet been formally listed for a date.
- An adjournment moves a hearing that already has a date.
For any of them, you write to the tribunal explaining what you are asking for, why, and from when, and you attach anything that supports the reason, such as a medical note or proof of an unavoidable clashing commitment. The tribunal weighs your reason against the need to keep cases moving, so the clearer and earlier your request, the better its chances.
Template: request for an extension of time
To the First-tier Tribunal (Property Chamber) Case reference: [number] Property: [address]
I am the tenant in the above rent-determination case. The directions order dated [date] requires me to file and exchange my evidence by [deadline]. I am writing to request an extension of [number] days, to [proposed new date].
The reason is [brief, honest explanation, e.g. a delay in obtaining comparable evidence / a short illness, with any supporting document attached]. I will be ready to file and exchange in full by the new date if granted, and I have already sent the landlord [whatever you have done so far].
I would be grateful for the tribunal's direction. I apologise for any inconvenience.
[Your name and date]
Template: request to adjourn a hearing
To the First-tier Tribunal (Property Chamber) Case reference: [number] Property: [address]
I am the tenant in the above case. A hearing is listed for [date]. I am writing to request that the hearing be adjourned to a later date.
The reason is [clear reason, e.g. a medical appointment I cannot move / a fixed work commitment / a need for more time to obtain a key document], and I attach [supporting evidence]. I am content for the hearing to be relisted at the tribunal's convenience [or: alternatively, I would be content for the case to be determined on the papers, if the tribunal considers that appropriate].
I am sorry for the short notice and for any inconvenience caused, and I will of course comply with any directions the tribunal makes.
[Your name and date]
Adapt the brackets to your situation, attach your evidence, and send it as early as you possibly can.
The point to hold on to
Directions are not a hurdle to survive; they are your chance to get your case into good order before it is decided. A tenant who reads the order, files exactly what is asked, exchanges on time, and keeps a clean record is in a far stronger position than one who treats the order as paperwork. And if you genuinely cannot meet a date, the tribunal is used to dealing with people who are not lawyers: ask early, explain honestly, and you will usually be met halfway.
If you reached this stage after RentSOS flagged grounds to challenge your increase, the comparable-rent evidence in your pack is built to slot straight into a directions order, so you can file and exchange it without starting from scratch.
Frequently Asked Questions
+What is a directions order from the First-tier Tribunal?
A directions order is a set of case-management instructions the tribunal sends to both parties after a rent challenge is accepted. It is not the decision and usually not the hearing date. Instead, it tells each side what documents to provide, in what form, and by what deadline, so that the case is ready to be decided fairly. Typical directions ask the tenant and landlord to exchange their evidence about the market rent, to file copies with the tribunal, and sometimes to say whether they want a hearing or are content for the case to be decided on the papers. Following the directions carefully and on time is one of the most useful things you can do, because a well-ordered file is easier for the tribunal to decide in your favour.
+What happens if I miss a deadline in the directions order?
Missing a deadline is not automatically fatal, but it is worth avoiding. The tribunal can decide the case on the evidence it has, which means late or missing evidence may simply not be taken into account. If you realise you are going to be late, the right move is to contact the tribunal in writing as soon as possible, explain why, and ask for a short extension or for permission to file late. Tribunals deal with members of the public who are not lawyers every day, so a prompt, honest request is usually received reasonably. What you should not do is stay silent and hope: file what you can and explain the rest.
+Can I ask the tribunal to postpone or adjourn the hearing?
Yes. If you have a genuine reason why you cannot attend the hearing or cannot be ready in time, you can apply for the hearing to be postponed (before it is listed) or adjourned (once it has a date). You make the request in writing to the tribunal, as early as you can, setting out the reason and any evidence that supports it, such as a medical note or proof of a clashing fixed commitment. Decide whether you are asking to move the date or to deal with the case on the papers instead. The tribunal weighs the reason against the need to deal with cases efficiently, so a clear, evidenced, early request stands the best chance.
+Should I choose a hearing or a paper determination?
It depends on your case. A hearing lets you answer the tribunal's questions and respond to the landlord in real time, which helps when the facts are disputed or your evidence needs explaining. A determination on the papers is decided without anyone attending, which is quicker and less stressful but means your written evidence has to stand entirely on its own. If your comparable evidence is strong and self-explanatory, the papers may be fine; if there is a real argument to be had about condition, comparables, or the validity of the notice, a hearing usually serves you better. You can set out a preference in response to the directions.
+What evidence do the directions usually ask a tenant to provide?
For a rent challenge, the directions typically ask for the documents that show what a fair market rent is: examples of comparable local rents, details of the property and its condition, photographs, and any correspondence relevant to the increase. You may also be asked to confirm the key dates and to provide a copy of the Section 13 notice (Form 4A). Provide exactly what is asked, label it clearly, and map each item to the point it supports. A short index that lists your documents and says what each one shows makes the tribunal's job easier and keeps your case tidy.
+Do I have to send my evidence to the landlord as well as the tribunal?
Usually yes. Directions normally require the parties to exchange evidence, meaning you send your documents to the landlord (or their agent) and file a copy with the tribunal, by the stated deadline. This prevents either side from ambushing the other with surprise material. Keep proof of when and how you sent it. If the directions are silent on exchange, follow whatever they do say and, if in doubt, send to both and keep the record. Doing it properly avoids arguments later about whether evidence was served in time.
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