Written by Daniel Andrews, Partner & Solicitor, Cramp & Mullaney LLP
Last reviewed: April 2026
If you have received a Form 4A notice proposing a rent increase that you consider to be above the market rate, you have the right to challenge it at the First-tier Tribunal Property Chamber. The process is free, and a change introduced by the Renters’ Rights Act 2025 means that the tribunal cannot set the rent at a level higher than the landlord proposed, removing what had previously been a significant deterrent to challenging increases.
Before You Do Anything: Check the Notice Is Valid
Before deciding whether to challenge the proposed increase, it is worth checking that the notice has been correctly served. A valid rent increase notice must be on the prescribed Form 4A and must give at least two months’ written notice before the proposed increase date. It must clearly state the current rent, the proposed new rent, and the date from which the new rent is to apply. If any of these requirements are not met, the notice is invalid and the increase cannot take effect until a valid notice is served.
You should also check when your rent was last increased. Only one increase is permitted in any 12-month period. If your landlord has attempted to increase rent within 12 months of the last increase, that notice is also invalid.
Researching the Market
The tribunal’s role is to assess the open market rent for the property, being the rent that a willing landlord and a willing tenant would agree in an arm’s length transaction for that property in that location. Before deciding whether to challenge, it is worth doing your own research into comparable rents. Look at properties of a similar size, type, and condition currently advertised on Rightmove and Zoopla in your area. Local letting agents will often provide an informal comparable rental figure. If the proposed increase takes your rent above what comparable properties are achieving, you have a reasonable case.
Trying to Negotiate First
Before making a formal tribunal application, it is usually worth making one attempt to negotiate with your landlord. Present your comparable rent evidence and propose a figure you consider fair. Many landlords will engage with a reasonable counter-proposal, particularly from a tenant with a good payment record. Any agreed reduction should be confirmed in writing.
Making the Tribunal Application
If negotiation does not produce a satisfactory outcome, you can apply to the First-tier Tribunal Property Chamber through GOV.UK. There is no fee for residential rent increase challenges. The application must be made before the proposed increase date. Once you apply, the increase is suspended and the current rent continues until the tribunal makes its determination.
The Tribunal Process and the Risk
Both you and your landlord will have the opportunity to present your cases, and the tribunal may also inspect the property if it considers this necessary. Under the Renters’ Rights Act, the tribunal’s determination will be the lower of the open market rent and the landlord’s proposed rent. This means that even if the open market rent is higher than the landlord proposed, you will not be awarded a rent above the proposed figure. The risk of ending up worse off by challenging has been removed.
If you are considering a tribunal challenge and want to discuss whether it is likely to succeed in your circumstances, please contact our housing team. We advise tenants across London and the South East on rent disputes and housing law.
Cramp & Mullaney LLP advises landlords and tenants across London and the South East on the Renters' Rights Act 2025 and all aspects of landlord and tenant law. If you would like to discuss your situation, please call our Eastbourne office on 01323 720581 or our Battle office on 01424 533222. We offer a fixed fee 30-minute initial consultation.
This article is for general information only and does not constitute legal advice. If you need advice about your specific situation, please contact Cramp & Mullaney LLP on 01323 720581 (Eastbourne) or 01424 533222 (Battle), or email us at info@cmlaw.co.uk. We are authorised and regulated by the Solicitors Regulation Authority (SRA No. 598851).
