How rent tribunals decide the rent
When a tenant challenges a rent increase, the First-tier Tribunal (Property Chamber) decides the open market rent: the rent a willing landlord could expect for the property on the open market, on the same terms as the tenancy.
Starting from a similar home in good condition
Most decisions follow the same steps. The tribunal first works out what a similar home nearby would let for in good condition, with modern facilities and the things a landlord usually provides, such as carpets, curtains and white goods. It uses the evidence from both sides and its own knowledge of local rents.
It then takes money off for anything that makes this home worth less to rent, such as disrepair, damp, a dated kitchen or bathroom, no central heating, or things the tenant provided themselves. Each decision on this site lists these deductions when the tribunal gave them.
What tribunals ignore
- improvements the tenant made, which would otherwise raise the rent
- damage or neglect caused by the tenant breaking the tenancy terms, which would otherwise lower it
- the fact that the tenant already lives there
The tenant's ability to pay is not part of the market rent. Hardship can only delay when a new rent starts, by up to 2 months.
The most common deductions
Of the 1,400 decisions on this site that list deductions, these came up most often.
| Deduction for | Decisions |
|---|---|
| Disrepair or poor condition | 893 of 1,400 |
| White goods | 592 of 1,400 |
| Carpets and floor coverings | 435 of 1,400 |
| Kitchen | 418 of 1,400 |
| Bathroom | 380 of 1,400 |
| Curtains and blinds | 375 of 1,400 |
Tribunals cut the proposed rent in 1,679 of 2,386 cases, by a median of 10%, across all the decisions on this site.
How the tribunal reaches a decision
Most decisions are made on paper, from the evidence both sides send. The tribunal inspects the home or holds a hearing, online, by phone or in person, only if the tenant or landlord asks and explains why. It then sends both sides a written decision giving the rent and the date it starts.
Since 1 May 2026, the tribunal cannot set a rent higher than the landlord proposed, and the new rent starts after its decision rather than from the date in the notice. Read how rent increases work and what evidence tribunals give weight to.