Landlords typically allowed only half requested rise
Of the 667 market rent decisions made by the First-Tier Tribunal since the Renters’ Rights Act came into force on May 1, only 26% of challenged rises were allowed in full. New research from Landlord Sums shows that tribunals cut 70% of challenged rises and where landlords asked for an average 14% increase, they typically got only 7.7%.
The research comes as landlords are likely to be considering raising rents in the wake of the additional 2 percentage point increase to tax on rental income announced in October’s budget, which will take the tax payable to 24%, 44% and 49% respectively.
The analysis also found that in 4% of cases the decided rent was set below what the tenant already paid, while a further 10% weren’t allowed any rise.
The research showed that more tenants are using their new powers to dispute rents, with challenges more than tripling through the system. They rose from around 48 decisions a month from January 2025 to April 2026 to an average of 165 a month from May to September this year. Numbers peaked at 194 in September.
Bigger rises more likely to be cut
Tribunals were also likely to be more likely to cut rises the bigger the rise proposed. For rises of 15% to 25%, the decision to cut the asking rent was made in 83% of cases compared to 88% for rises above 50%.
Under the new rent rise process in the Renters’ Rights Act, landlords in England can only raise the rent once a year, using a Section 13 notice on Form 4A. If they consider it unfair, then tenants can challenge the rise at the First-tier Tribunal. Previously, tenants might not have challenged rents for fear of the tribunal setting a rent higher than the landlord has proposed, but this can no longer happen.
A spokesperson for Landlord Sums said: “The Budget has left many landlords looking at rent rises to cover a bigger tax bill. But a tenant can now challenge any rise, and the tribunal is siding with tenants far more often than not. Landlords asking for double-digit rises are seeing them roughly halved, and a few end up with less rent than they started with. The safest rise is one you can back up with local rents.”
Regional breakdown, decisions since 1 May 2026
| Region | Decisions | Typical ask | Typical rise allowed | Cut |
| London | 208 | 16.7% | 9.5% | 66% |
| South | 102 | 10.9% | 5.3% | 75% |
| East of England | 70 | 8.8% | 5.1% | 74% |
| Midlands | 109 | 15.8% | 8.4% | 72% |
| North | 176 | 13.3% | 7.5% | 67% |
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