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Tribunal rent decisions

Every First-tier Tribunal market rent decision in England since 1 May 2026, when the Renters' Rights Act changes began. What the landlord proposed, what the tribunal set, and why.

971

decisions tracked

70%

set below what the landlord proposed

47

rents cut below what the tenant already paid

£1,240

median rent set (per month)

How the tribunal decided

All 971 decisions. On average the rent set was -4.6% against the landlord's proposal and +15.6% against the rent already being paid.

Cut below the existing rent
47 (5%)
Held at the existing rent
96 (10%)
Increase reduced
451 (46%)
Increase granted in full
212 (22%)
Set above the landlord's proposal
49 (5%)
Below proposal (existing rent disputed)
10 (1%)
Increase (proposal not stated)
1 (0%)
No rent determined (struck out or withdrawn)
105 (11%)

By tribunal region

RegionCasesBelow proposalMedian rent
London29465%£1,850
Northern23668%£900
Southern14076%£1,160
Midlands12075%£920
Eastern7473%£1,250
Unknown2100%£1,000

Decisions by month

104
162
195
165
225
106
14
May 26Jun 26Jul 26Aug 26Sept 26Oct 26Nov 26

By decision date. GOV.UK often publishes decisions weeks after they are made, so recent months fill in over time.

About this data

The source is the First-tier Tribunal (Property Chamber) decisions published on GOV.UK under the Open Government Licence: market rent determinations under sections 13 and 14 of the Housing Act 1988. Each decision is read and its figures extracted by PRSim, and cases where the figures are unclear are flagged in the CSV for a check. Locations are given to town and postcode district only, and no names are included.

First-tier Tribunal decisions do not bind other tribunals, and each turns on its own facts and evidence. Always read the decision itself before relying on a figure. This is general information, not legal or valuation advice.

Questions about a scheme's rent levels, or about buying or selling residential investment property? Talk to PRSim.

Latest decisions

The 50 most recent. All 971 are in the CSV.

DecidedLocationPropertyExistingProposedSetOutcome
4 Nov 2026London E15Londonflat£650£1,600£1,120Increase reducedTribunal started from £1,400 based on same-building lettings, deducted 20% for condition, missing items and layout, and delayed the start date for undue hardship.LON/00BB/MNR/2025/0837
4 Nov 2026London E4London3-bed house£2,600£3,000£3,000Increase granted in fullBased on its inspection, local comparables and its own knowledge, the tribunal found a market rent of £3,000 pcm, with no deductions as earlier repair issues were fixed.LON/00BH/MNR/2026/0166
4 Nov 2026London SE22London1-bed flat£1,450£1,551£1,475Increase reducedTribunal assessed a market rent of £1,525 from its own knowledge, less £50 for pigeon disturbance, giving £1,475, below the landlord's proposed £1,551.LON/00BE/MRA/2026/0060
4 Nov 2026Chingford E4London3-bed house£1,500£2,750£2,000Increase reducedThe tribunal valued the house at £2,300 pcm in good order, deducted 12.5% for disrepair, poor rear windows and a dated bathroom, and set the rent at £2,000.LON/00BH/MNR/2026/0488
3 Nov 2026Croydon CR0London2-bed flat–£1,950£1,550Below proposal (existing rent disputed)Tribunal valued the flat at 1600 pcm from its own knowledge of Croydon rents, then deducted 50 pcm for dated kitchen units and unrepaired bathroom ventilation.LON/00AH/MNR/2026/0503
3 Nov 2026Ham Richmond TW10London4-bed house£4,000£4,195£4,000Held at the existing rentThe tribunal relied on its own market knowledge and the landlord's comparables and found the open-market rent equal to the existing rent, with no extra allowance for defects.LON/00BD/MRA/2026/0069
2 Nov 2026Enfield EN1London3-bed house£1,300£1,800£1,800Increase granted in fullThe tribunal found the market rent was 2200 pcm, so the rent was capped at the 1800 pcm in the landlord's notice; tenant repairs were disregarded.LON/00AK/MRA/2026/0370
2 Nov 2026Bridgwater TA7Southern4-bed house£1,750£1,895£1,800Increase reducedTribunal set the open-market rent at £1,850 for the house in good repair, then deducted £50 for missing white goods, a dated kitchen and wants of repair.HAV/40UC/MRA/2026/0081
2 Nov 2026London SW6London3-bed flat£4,000£4,500£4,000Held at the existing rentTribunal assessed the market rent at 4250 pcm but, citing a cap, set the new rent at the existing 4000 pcm, below the 4500 proposed.LON/00AN/MRA/2026/0383
2 Nov 2026Twickenham TW9London1-bed flat£2,150£2,238£2,238Increase granted in fullTribunal assessed the market rent at £2250 pcm but capped the new rent at the landlord's notice figure of £2238.15 pcm, with no allowance for disrepair.LON/00BD/MRA/2026/0253
2 Nov 2026Birmingham B1Midlands2-bed flat£1,150£1,250£1,150Held at the existing rentMarket rent in good repair would be £1,250, but £100 was deducted for terrace paving, water ingress and a damp stain, giving £1,150.BIR/00CN/MNR/2026/0119
2 Nov 2026London EC1VLondon2-bed flat£2,900£3,450£3,450Increase granted in fullTribunal valued the flat at £3750 pcm less £250 for minor defects, giving £3500, but capped the rent at the £3450 pcm proposed in the landlord's notice.LON/00AU/MRA/2026/0219
2 Nov 2026London SE8Londonflat–––No rent determined (struck out or withdrawn)The landlord's notice did not give two clear calendar months' notice, so it was invalid and the tribunal had nothing to determine; the rent stays unchanged.LON/00AZ/MRA/2026/0187
2 Nov 2026Truro TR4Southern3-bed bungalow£1,000£1,500£1,240Increase reducedTribunal set market rent at £1,550 for a good-condition 3-bed bungalow, less 20% for disrepair and dated kitchen and bathroom, giving £1,240.HAV/00HE/MNR/2026/0101
30 Oct 2026London NW6London1-bed flat£1,750£1,900£1,800Increase reducedTribunal set the market rent at £1,950 for a modernised flat, then deducted £150 for worn carpets, corroded radiators, poor furniture, cracked walls, rotten windows and dated fittings.LON/00AG/MRA/2026/0222
30 Oct 2026Chadwell Heath RM6London1-bed flat£1,650£1,700£1,600Cut below the existing rentTribunal assessed the market rent at £1,700 and deducted £100 for vandalism and graffiti in the common parts, giving £1,600, below the existing rent.LON/00AB/MRA/2026/0245
30 Oct 2026London N16London2-bed flat£1,593£2,100£1,880Increase reducedTribunal assessed market rent at £2,100 for a modernised flat, then deducted £220 for dated fittings, noise and condition issues, giving £1,880.LON/00AM/MRA/2026/0246
30 Oct 2026London W1WLondonflat£1,300––No rent determined (struck out or withdrawn)The landlord's notice gave a start date that did not match the rent period, which runs from the 7th, so it was invalid and there was nothing to determine.LON/00BK/MRA/2026/0111
30 Oct 2026South Shields NE34Northern2-bed house£525£675£575Increase reducedLandlord's generic comparables got limited weight; using its own knowledge, the tribunal set the market rent at the tenant's figure of £575 and found no undue hardship.MAN/00CL/MRA/2026/0123
30 Oct 2026London E15London2-bed flat£2,250£2,300£2,250Held at the existing rentUsing asking-rent comparables and its own knowledge, the tribunal set the market rent at the existing £2,250, below the proposed £2,300, with no adjustments.LON/00BB/MRA/2026/0242
30 Oct 2026Chester CH2Northern2-bed house£1,200£1,310£1,285Increase reducedTribunal weighed both sides' comparables, found no defects justifying a substantial reduction, and set the market rent below the proposed figure at £1,285.MAN/00EW/MRA/2026/0103
30 Oct 2026HA3London3-bed house£2,125£2,300£2,300Increase granted in fullComparable 3-bed houses supported £2400 pcm; £100 deducted for failing first-generation double glazing, giving £2300, equal to the landlord's proposal.LON/00AQ/MRA/2026/0217
30 Oct 2026Leeds LS11Northernfurnished flat£795£825£795Held at the existing rentWith no comparable evidence from either party, the tribunal found no basis to change the rent and determined the existing rent of £795 as the market rent.MAN/00DA/MRA/2026/0137
29 Oct 2026Fleet GU51Southern3-bed house£1,425£1,650£1,650Increase granted in fullTribunal assessed market rent at £1,700 pcm, above the landlord's proposed £1,650, so it determined the lower notice figure.HAV/24UG/MRA/2026/0072
29 Oct 2026London N1London1-bed flat£841£923£1,733Set above the landlord's proposalTribunal found the notice valid and set the market rent from its own knowledge as no rental evidence was supplied; the tenant pays the lower of market and social rent.LON/00AU/MNR/2026/0357
29 Oct 2026Sunderland SR4Northern3-bed house£433£780£737Increase reducedThe tribunal found the notice valid and, using the landlord's comparables and its own expertise, set the open-market rent at £170 per week from the notice date, with no hardship delay.MAN/00CM/MNR/2026/0302
29 Oct 2026London SE8London1-bed flat£1,450£1,750£1,600Increase reducedTribunal assessed a modernised market rent of £1,700 pcm and deducted 6% for electric heating, poor outlook and decorative condition, giving £1,600.LON/00AZ/MRA/2026/0144
29 Oct 2026County Durham DL16Northern2-bed flat£650£750£650Held at the existing rentThe tribunal relied on its own expertise and the tenant's comparables to set the market rent at the existing level, below the proposed rent; hardship postponement was refused.MAN/00EJ/MRA/2026/0090
29 Oct 2026London W1ULondon3-bed flat£4,059£4,767£4,485Increase reducedTribunal set a good-condition market rent of £4,600 from comparables, then deducted 2.5% for water staining and lack of recent decoration.LON/00BK/MRA/2026/0411
29 Oct 2026Middlesbrough TS4Northern4-bed house£750£1,100£1,100Increase granted in fullOpen-market rent was £1,200 pcm, so the tribunal set the rent at the lower £1,100 pcm proposed by the landlord, with no hardship postponement.MAN/00EC/MRA/2026/0111
29 Oct 2026Manchester M16Northern1-bed flat£950£998£850Cut below the existing rentTribunal set the market rent at £900 for a 1-bed flat in good order, then deducted £50 for damp and poor decoration, giving £850.MAN/00BN/MNR/2026/0335
29 Oct 2026Derby DE24Midlands3-bed house£870£1,270£1,200Increase reducedTribunal valued the house at £1,250 pcm in good condition and deducted £50 pcm for condition issues, giving £1,200 pcm from the notice date.BIR/00FK/MNR/2026/0104
29 Oct 2026Bristol BS8Southernfurnished flat–£1,155£1,125Below proposal (existing rent disputed)Tribunal set the market rent for a furnished bedsit from its own knowledge, deducting £25 for unproven disrepair, and found no evidence of hardship.HAV/00HB/MRA/2026/0069
29 Oct 2026Manchester M28Northern3-bed house£560£1,270£1,100Increase reducedTribunal valued the modernised house at £1,300 pcm and deducted £200 for a dated kitchen and bathroom, giving £1,100 pcm, below the proposed £1,270.MAN/00BR/MNR/2026/0330
29 Oct 2026Rochester ME1Southern1-bed flat£1,200£1,250£1,250Increase granted in fullTribunal found the notice valid despite a start date not at the start of a period, and set market rent at the landlord's proposed £1,250 on the papers.HAV/00LC/MRA/2026/0070
28 Oct 2026Manchester M28Northern3-bed house£1,225£1,440£1,300Increase reducedThe tribunal set market rent at £1,400 for a good-condition property, then deducted £100 for outstanding minor repairs and the tenant's garden drainage improvement.MAN/00BR/MRA/2026/0102
28 Oct 2026Bristol BS31Southernother–––No rent determined (struck out or withdrawn)The section 13 notice was invalid because the person who signed it had no proven legal authority to act for the deceased landlord, so no rent was determined.HAV/00HA/MRA/2026/0048
28 Oct 2026Brierly Hill DY5Midlandshouse£850£925£850Held at the existing rentMarket rent of £975 pcm was reduced by £125 for poor condition and missing facilities, so the rent stays at £850 and the proposed increase is not allowed.BIR/00CR/MNR/2026/0059
28 Oct 2026London W5London1-bed flat£1,650£1,750£1,700Increase reducedTribunal set the market rent at £1,700 from its own knowledge and the comparables, preferring the landlord's evidence and noting rent inflation since 2024.LON/00AJ/MRA/2026/0261
28 Oct 2026Nottingham NG7Midlandsother–£1,390–No rent determined (struck out or withdrawn)The notice start date did not coincide with the start of a new monthly tenancy period, so the notice was invalid and the application was struck out for lack of jurisdiction.BIR/00FY/MNR/2026/0138
28 Oct 2026Doncaster DN5Northern2-bed house£550£625£600Increase reducedMarket rent in good order was £725 pcm, reduced by £125 pcm because of extensive damp, mould and perished plaster, giving £600 pcm.MAN/00CE/MRA/2026/0133
28 Oct 2026Birmingham B20Midlands2-bed house£875£1,100£920Increase reducedTribunal set market rent at £975 for the house in good order, then deducted £55 for disrepair and tenant improvements, giving £920, delayed for hardship.BIR/00CN/MNR/2026/0094
28 Oct 2026Bolton BL3Northern2-bed house£410£850£700Increase reducedTribunal set a market rent of £825 for the house in good order, then deducted £125 for damp and other defects present at the valuation date.MAN/00BL/MRA/2026/0124
28 Oct 2026Maidstone ME16Southern2-bed flat£1,440£1,540£1,250Cut below the existing rentTribunal set the rent below the proposed figure, deducting £50 from £1,300 for poor thermal efficiency and noise from nearby commercial premises.HAV/29UH/MRA/2026/0055
28 Oct 2026SE1London2-bed maisonette£1,367£1,900£1,625Increase reducedTribunal took a £1,900 market rent and deducted £275 for dated fittings, disrepair, mould and rodents, setting the rent from the decision date because of undue hardship.LON/00BE/MNR/2026/0419
28 Oct 2026Salford M5Northern1-bed furnished flat£1,000£1,020£1,020Increase granted in fullMarket rent assessed at £1,050 after a £100 deduction for missing fire doors, but capped at the landlord's proposed £1,020 because the tribunal cannot exceed the notice.MAN/00BR/MRA/2026/0142
28 Oct 2026Plymouth PL4Southern2-bed flat£950£1,025£950Held at the existing rentMarket rent in good condition was £1,025, reduced by £75 for storage heaters, poor thermal efficiency, damp, mould and poor maintenance, giving £950, the existing rent.HAV/00HG/MRA/2026/0065
28 Oct 2026Woking GU22Southern5-bed house£4,250£4,500£4,250Held at the existing rentTribunal assessed market rent at £4,500 but deducted £250 pcm for the unrepaired en suite shower and the garage being partly unavailable, giving £4,250.HAV/43UM/MRA/2026/0053
28 Oct 2026London E4London1-bed flat£1,300£1,400£1,050Cut below the existing rentTribunal set the market rent for a modernised flat at £1,500 and deducted £450 for water ingress damage, dated fittings, poor common parts and worn floor coverings.LON/00BH/MNR/2026/0479
26 Oct 2026London SE1Londonother£1,320£1,600–No rent determined (struck out or withdrawn)Application struck out for lack of jurisdiction because both parties agreed the landlord's notice was invalid (wrong start date for the new rent) and it was withdrawn.LON/00BE/MNR/2026/0449

Monthly rents. Weekly rents are converted at 52 weeks ÷ 12 months.