You have the right to challenge
Under the Renters' Rights Act 2026, if your landlord proposes a rent increase using Form 4, you have an absolute right to refer that increase to the First-Tier Tribunal (Property Chamber) for an independent assessment. The process is free, and you do not need a solicitor.
The Tribunal will determine what the open market rent is for your property. If your landlord's proposed figure is higher than market rate, the Tribunal will set the rent at market rate. If it is at or below market rate, the Tribunal will confirm the landlord's figure.
Step 1: Check whether the notice is valid
Before doing anything else, check that the Form 4 your landlord has served is valid. The key questions are: Was it served on the prescribed Form 4? Does it give at least two months' notice before the proposed effective date? Has your rent already been increased in the last 12 months?
If the notice is invalid on any of these grounds, you may not need to go to the Tribunal — the increase simply cannot take effect. Use our free rent checker to assess whether the notice meets the legal requirements.
Step 2: Research the market rent
The Tribunal's test is market rate — what would a new tenant pay for your property on the open market today? To prepare for a Tribunal application, gather evidence of comparable properties in your area.
Good sources of comparable evidence include: current rental listings on Rightmove, Zoopla, and OnTheMarket for similar properties on the same street or nearby; data from the Valuation Office Agency (VOA), which publishes rental market statistics; and reports from local letting agents about current market conditions.
If your landlord's proposed rent is at or below what comparable properties are achieving, a Tribunal application is unlikely to succeed — save yourself the time and instead focus on negotiating directly with your landlord.
Step 3: Apply to the First-Tier Tribunal
Applications are made using Form Rents 1, available from the government website. You must apply before the date the new rent is due to take effect. Once you have applied, the increase is suspended until the Tribunal makes its determination.
The application asks for basic details about your tenancy, the proposed increase, and your grounds for challenging it. You will then be invited to submit your evidence of comparable rents, and your landlord will have the opportunity to respond with their own evidence.
The Tribunal may decide the case on the papers alone (without a hearing) or may list a short hearing, usually by video. The whole process typically takes four to eight weeks.
Step 4: What happens at the Tribunal
If there is a hearing, both you and your landlord will be invited to present your evidence and make submissions. The Tribunal is informal — you do not need to know legal procedure or use formal language. The panel will ask questions and assess the comparable evidence from both sides.
The Tribunal will then issue a written decision setting out what it considers to be the market rent for your property. This figure becomes the maximum rent you can be charged from the effective date in the Form 4. Importantly, the Tribunal cannot set the rent below its assessment of market rate — so if the market has genuinely moved up, be prepared for some increase.
While the process is ongoing
During the Tribunal process, continue paying your current rent. Do not pay the proposed higher amount (which has not yet taken effect) but equally do not withhold rent — arrears give your landlord potential grounds for a possession claim.
Keep all correspondence with your landlord about the rent increase. If your landlord applies any pressure or makes any threats in response to your Tribunal application, document it and report it to the PRS Ombudsman.