Waiting for your rent tribunal decision: how long it takes and how to chase a late one
The hearing is over, you have made your case, and now there is silence. The wait for a rent tribunal decision is one of the most stressful parts of the whole process, mostly because nobody tells you how long it is supposed to take. This walkthrough sets out the realistic timeline, why a property inspection can add weeks, the point at which it is reasonable to chase, and exactly what to write to the tribunal office if your decision is overdue. England only, Section 13 rent challenges.
You have had your hearing. You made your points, the landlord made theirs, the panel thanked everyone and closed the session. And then nothing. Days pass, then a week, then two, and the silence starts to feel ominous.
This is one of the most stressful parts of challenging a rent increase, and almost all of that stress comes from not knowing how long the wait is supposed to be. So let us set out the realistic timeline, why some decisions take longer than others, and exactly what to do if yours is overdue. This covers England only and assumes a Section 13 rent challenge at the First-tier Tribunal (Property Chamber).
How long it normally takes
There is no fixed legal deadline for a rent tribunal decision, but there is a clear working pattern. Most tenants receive the written decision within two to three weeks of the hearing, and the tribunal aims to send it out within six weeks at the outside.
The decision comes in writing, by post or email, and is binding on both sides the moment it is issued. You do not get a verdict on the day of the hearing itself, because the panel needs time to weigh the evidence and write up its reasons properly.
So if you are sitting at day five wondering why you have not heard, the honest answer is that you are well inside the normal window. The wait has barely started.
Why some decisions take longer
If your case is running past the three-week mark, the most likely reason is straightforward.
A property inspection
If the panel decided to inspect the property, to judge its condition and the market rent first hand, that visit has to be slotted into the members' diaries and then written up afterwards. An inspection commonly adds two to four weeks on top of the usual time. If you were told at or after the hearing that an inspection would happen, factor that in before you start worrying.
A busy office or a complex case
Some regional tribunals carry a backlog, and a case with a lot of evidence to weigh simply takes longer to write. A panel may also be waiting on something it asked for at the hearing. None of this means anything has gone wrong, and crucially, a long wait is not a signal that you have lost. The delay is administrative and it affects the landlord exactly as much as it affects you.
What you pay while you wait
This is the part that causes real anxiety, so be clear about it: keep paying your existing rent, the rent you were paying before the disputed increase, right up until the decision arrives and takes effect.
Do not withhold rent. Do not pay a best-guess figure. Do not start paying the proposed higher rent early to avoid an awkward conversation. Non-payment creates arrears, and arrears can open the door to separate possession action that is a far bigger problem than the increase itself. We cover the mechanics of paying the right amount while a challenge is live in a separate guide on rent arrears while challenging, and the short version is simple: keep paying the old rent, on time, every month.
Do not contact the panel while you wait
Once the hearing has finished, the panel is deliberating. You should not contact the members directly, and you should not try to send in fresh arguments or extra evidence. That can be seen as trying to influence the decision improperly.
If you genuinely realise you left out something important, do not panic and do not email the panel. Write to the tribunal office, explain briefly, and ask whether the tribunal is willing to consider it, then leave it entirely to them. In most cases the evidence window has closed and the panel will decide on what it already has.
When it is reasonable to chase
You are allowed to ask for an update, and doing so will not annoy the panel or harm your case. The trick is timing it sensibly.
A good rule of thumb:
- Wait at least 10 working days after the hearing before chasing.
- If there was an inspection, give it longer, three to four weeks.
- If you reach three weeks with no inspection, or six weeks overall, a polite chase is entirely appropriate.
Contact the tribunal office that dealt with your case, by phone or email, quote your case reference number, and ask when the decision is expected. The staff cannot tell you the outcome in advance, but they can usually tell you whether it is in progress or imminent.
Template: chasing a late decision
To: [the tribunal office that heard your case] Case reference: [number] Subject: Request for an update on a pending decision
Dear Tribunal Office,
I am writing to ask for an update on the decision in the rent case above. The hearing took place on [date] and I have not yet received the written decision.
[If relevant: I understand a property inspection was arranged; I appreciate this may add to the timescale.]
Please could you let me know whether the decision has been issued, and if not, when it is expected. My case reference is [number] and my address is [property address].
Thank you for your help.
[Your name, date]
Keep a note of when you sent it and any reply. If you have waited well beyond six weeks and a chase has not produced an answer, send the same request again in writing, quoting the case reference and hearing date, and keep the paper trail. Genuine losses are rare, and a written nudge almost always gets things moving.
The bottom line
The wait for a rent tribunal decision feels much longer than it is, and the uncertainty is the worst part. Most decisions land within two to three weeks, six at the outside, and an inspection is the usual reason for anything longer. A delay is not a verdict. Keep paying your old rent, leave the panel to its work, and if you pass the three-to-six-week mark, send a calm, factual chase quoting your case reference.
If you have not yet applied, or you are not sure your notice gave you grounds to challenge in the first place, a free check is the sensible place to start before you ever reach the waiting-for-a-decision stage.
This guide is general information about how rent tribunal decisions are issued in England, not legal advice. For advice on your own case, contact Citizens Advice, Shelter, or a housing solicitor.
Frequently Asked Questions
+How long does a rent tribunal decision take after the hearing?
Most tenants get the written decision within about two to three weeks of the hearing, and the tribunal aims to send it out within six weeks at the outside. There is no fixed legal deadline, so the exact timing varies between tribunal offices and depends on how busy the panel is. The decision arrives by post or email and is binding on both you and the landlord once it is issued. If your case involved a property inspection, expect it to take longer, because the panel has to fit the visit in and then write up its findings. As a rough guide, if more than three weeks have passed with no inspection, or more than six weeks in total, it is reasonable to make a polite chase to the tribunal office quoting your case reference.
+Why is my rent tribunal decision taking so long?
The most common reason is a property inspection. If the panel decided to visit the property to judge its condition and the market rent first hand, that visit has to be scheduled around the members' diaries and then written up, which can add two to four weeks on top of the usual time. Other causes of delay include a busy regional tribunal with a backlog, a complex case with a lot of evidence to weigh, or a panel waiting on something it asked for at the hearing. None of these means anything has gone wrong with your case. A long wait is not a signal that you have lost. The decision simply takes as long as it takes to write properly, and a delay affects both sides equally.
+When is it reasonable to chase the tribunal for a decision?
A good rule of thumb is to wait until at least 10 working days have passed since the hearing before chasing, and longer if you were told an inspection would happen. If you reach three weeks with no inspection, or six weeks overall, a short polite chase is entirely appropriate. Contact the tribunal office that dealt with your case, by phone or email, quote your case reference number, and ask for an update on when the decision is expected. Keep it courteous and factual. The staff cannot tell you the outcome in advance and chasing will not annoy the panel or harm your case, so there is no downside to a reasonable follow up once enough time has passed.
+What do I pay while I am waiting for the decision?
Keep paying your existing rent, the rent you were paying before the disputed increase, until the decision arrives and takes effect. Do not withhold rent, do not pay a guessed figure, and do not start paying the proposed higher rent early. Non-payment creates arrears and can open the door to separate possession action, which is a far bigger problem than the rent increase itself. Once the decision comes through, you settle up based on the figure the tribunal sets and its effective date. For notices served from 1 May 2026 onwards the new rent applies from the decision date with no back-rent, while older notices can carry a back-rent adjustment. The safe position throughout the wait is simply to keep paying the old rent on time.
+What happens if the decision is very late or seems to have been lost?
If you have waited well beyond six weeks and a polite chase has not produced an answer, put your request in writing to the tribunal office, quote the case reference and hearing date, and ask for a clear update and a copy of the decision if it has been issued. Keep a record of every contact. Genuine losses are rare, but if the office cannot locate your decision, asking in writing creates a paper trail and usually prompts action. As a last resort you can ask how to make a formal complaint about the delay, although that is seldom necessary. The vast majority of late decisions are simply working their way through a busy office and arrive once chased.
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