{"id":12741,"date":"2026-08-03T09:19:46","date_gmt":"2026-08-03T08:19:46","guid":{"rendered":"https:\/\/lonres.com\/public\/?p=12741"},"modified":"2026-08-10T13:22:33","modified_gmt":"2026-08-10T12:22:33","slug":"section-13-rent-increases-what-200-tribunal-decisions-reveal-lonres","status":"publish","type":"post","link":"https:\/\/lonres.com\/public\/section-13-rent-increases-what-200-tribunal-decisions-reveal-lonres\/","title":{"rendered":"Section 13 Rent Increases: What 200 Tribunal Decisions Reveal | LonRes"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"12741\" class=\"elementor elementor-12741\" data-elementor-post-type=\"post\">\n\t\t\t\t<div class=\"elementor-element elementor-element-f332fa8 main-header e-flex e-con-boxed e-con e-parent\" data-id=\"f332fa8\" data-element_type=\"container\" data-settings=\"{&quot;background_background&quot;:&quot;classic&quot;}\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t<div class=\"elementor-element elementor-element-db71be6 e-con-full e-flex e-con e-child\" data-id=\"db71be6\" data-element_type=\"container\">\n\t\t\t\t<div class=\"elementor-element elementor-element-a9ccaf5 elementor-widget elementor-widget-Breadcrumb\" data-id=\"a9ccaf5\" data-element_type=\"widget\" data-widget_type=\"Breadcrumb.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<div class=\"breadcrumb-wrap\"><ul id=\"breadcrumbs\" class=\"breadcrumb breadcrumb-navigation\"><li class=\"item-home\"><a class=\"bread-link bread-home\" href=\"https:\/\/lonres.com\/public\/\" title=\"Home\"><span class=\"bread-desktop\">Home<\/span><span class=\"bread-mobile\">...<\/span><\/a><\/li><li class=\"separator separator-home\"> \/ <\/li><\/ul><\/div>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-c2cac53 elementor-widget__width-initial elementor-widget elementor-widget-heading\" data-id=\"c2cac53\" data-element_type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<h1 class=\"elementor-heading-title elementor-size-default\">The Evidence Gap: What 200 Rent Tribunal Decisions Reveal About Section 13 Rent Increases\n<\/h1>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-738f603 e-con-full e-flex e-con e-child\" data-id=\"738f603\" data-element_type=\"container\">\n\t\t<div class=\"elementor-element elementor-element-3ccdfcb e-con-full e-flex e-con e-child\" data-id=\"3ccdfcb\" data-element_type=\"container\">\n\t\t\t\t<div class=\"elementor-element elementor-element-a6145e5 elementor-widget elementor-widget-spacer\" data-id=\"a6145e5\" data-element_type=\"widget\" data-widget_type=\"spacer.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t<div class=\"elementor-spacer\">\n\t\t\t<div class=\"elementor-spacer-inner\"><\/div>\n\t\t<\/div>\n\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-8369a99 elementor-widget elementor-widget-Post Date\" data-id=\"8369a99\" data-element_type=\"widget\" data-widget_type=\"Post Date.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t<div class=\"meta-info\">\n\t\t\t\t\t\t\t\t\t<a title=\"Insights &amp; 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border-radius:8px; background:#fff; padding:24px 28px;}\n.lrta .faq h3{font-family:var(--serif); font-size:19.5px; font-weight:600; color:var(--ink); margin:0 0 10px; line-height:1.35;}\n.lrta .faq p{font-size:16px; line-height:1.7; margin:0;}\n\n\/* ---- Sources ---- *\/\n.lrta .sources{border-top:1px solid var(--line); margin-top:46px; padding:22px 0 34px;}\n.lrta .sources h4{font-family:var(--label); font-size:11.5px; font-weight:600; letter-spacing:.16em; text-transform:uppercase; color:var(--muted); margin:0 0 10px;}\n.lrta .sources p{font-size:13.5px; line-height:1.7; color:var(--muted); margin:0 0 6px;}\n\n@media(max-width:640px){\n  .lrta{padding:0 18px; font-size:17px;}\n  .lrta .intro{padding:32px 24px;}\n  .lrta .stats{grid-template-columns:1fr;}\n  .lrta .flow{grid-template-columns:1fr;}\n  .lrta .split{grid-template-columns:1fr; gap:10px;}\n  .lrta .split .arrow{transform:rotate(90deg); padding:2px 0;}\n  .lrta .quote{padding:28px 24px;}\n  .lrta .cta{padding:32px 24px;}\n  .lrta .stat-band .stat-n{font-size:44px;}\n}\n<\/style>\n\n<!-- ============================== INTRO ============================== -->\n<div class=\"intro\">\n  <p class=\"eyebrow\">Section 13 rent increases<\/p>\n  <p class=\"lede\">When a tenant challenges a Section 13 rent increase, the outcome turns on evidence. LonRes analysed 200 market rent determinations published by the First-tier Tribunal (Property Chamber) to see what that evidence actually looks like. In almost half of the decisions that set out reasons, it was thin, one-sided or missing altogether.<\/p>\n<\/div>\n\n<div class=\"stats\">\n  <div class=\"stat\"><div class=\"n\">47%<\/div><div class=\"l\">of reasoned decisions disclose an evidence problem<\/div><\/div>\n  <div class=\"stat\"><div class=\"n\">73%<\/div><div class=\"l\">of determinations came in below the rent the landlord proposed<\/div><\/div>\n  <div class=\"stat\"><div class=\"n\">96<span class=\"unit\"> days<\/span><\/div><div class=\"l\">median wait from application to decision (142 in London)<\/div><\/div>\n<\/div>\n<p class=\"src\">Source: LonRes analysis of the GOV.UK residential property tribunal decisions register, July 2026.<\/p>\n\n<div class=\"keep\">\n  <p class=\"k-tag\">A note on the data<\/p>\n  <p>LonRes reviewed the GOV.UK register of residential property tribunal decisions on 29 July 2026. Of 1,325 rents decisions published since 1 January 2025, 830 were market rent determinations. We analysed a random sample of 200 of those, 169 of which set out the tribunal&rsquo;s reasons. Percentages relate to the relevant subset, and the full methodology sits at the end of this article.<\/p>\n<\/div>\n\n<!-- ============================== S1: THE NEW RULES ============================== -->\n<div class=\"sec\">\n  <p class=\"eyebrow\">The new rules<\/p>\n  <h2 class=\"sh\">Section 13 is now the only route to a rent increase<\/h2>\n  <p>Since the Renters&rsquo; Rights Act came into force on 1 May 2026, rent review clauses in tenancy agreements no longer apply. A landlord who wants to increase the rent on a periodic tenancy must serve a <strong>Section 13 notice<\/strong> (Form 4A), giving at least two months&rsquo; notice, no more than once a year, at a level no higher than the open market rent.<\/p>\n  <p>The tenant, in turn, can refer that rent increase notice to the <strong>First-tier Tribunal (Property Chamber)<\/strong> for a market rent determination, using form MR1 and a &pound;47 fee. Two features of the new framework change the calculation for landlords and their agents:<\/p>\n\n  <div class=\"flow\">\n    <div class=\"step\">\n      <div class=\"n\">1<\/div>\n      <h3>The tribunal cannot set a higher rent<\/h3>\n      <p>HM Courts and Tribunals Service guidance is explicit that the determined rent will be lower than or the same as the figure in the landlord&rsquo;s notice.<\/p>\n    <\/div>\n    <div class=\"step\">\n      <div class=\"n\">2<\/div>\n      <h3>The new rent is never backdated<\/h3>\n      <p>It takes effect from the rent period following the tribunal&rsquo;s decision, so the difference between the proposed rent and the old rent is lost for every week the case waits.<\/p>\n    <\/div>\n  <\/div>\n\n  <p>For tenants, challenging costs little and postpones any increase. London&rsquo;s letting agents <a href=\"https:\/\/lonres.com\/public\/they-saw-it-coming-londons-letting-agents-and-the-renters-rights-act\/\">saw this coming well before commencement<\/a>. And because the official quarterly tribunal statistics will not capture the first full post-Act quarter until the autumn, the decision register is the earliest available evidence of how these cases actually run. So that is where we went.<\/p>\n<\/div>\n\n<!-- ============================== S2: THE ANALYSIS ============================== -->\n<div class=\"sec\">\n  <p class=\"eyebrow\">The analysis<\/p>\n  <h2 class=\"sh\">Nearly half of reasoned decisions show an evidence problem<\/h2>\n  <p>We read the published text of all 200 sampled decisions and classified the language tribunals used about the evidence in front of them.<\/p>\n\n  <div class=\"poll\">\n    <p class=\"poll-q\">Of the 169 decisions with published reasons<\/p>\n    <div class=\"brow\">\n      <div class=\"btop\"><div class=\"bn\">47%<\/div><div class=\"bl\">disclosed at least one evidence problem: an explicit shortage of comparable evidence, a party who provided nothing at all, or a panel falling back on its own knowledge of the market<\/div><\/div>\n      <div class=\"bar\"><div class=\"fill\" style=\"width:47%\"><\/div><\/div>\n    <\/div>\n    <div class=\"brow\">\n      <div class=\"btop\"><div class=\"bn\">39%<\/div><div class=\"bl\">record the tribunal relying on its own knowledge and experience of the local market to reach a figure<\/div><\/div>\n      <div class=\"bar\"><div class=\"fill\" style=\"width:39%\"><\/div><\/div>\n    <\/div>\n    <div class=\"brow\">\n      <div class=\"btop\"><div class=\"bn\">21%<\/div><div class=\"bl\">record that at least one party provided no evidence or representations at all<\/div><\/div>\n      <div class=\"bar\"><div class=\"fill\" style=\"width:21%\"><\/div><\/div>\n    <\/div>\n    <div class=\"brow\">\n      <div class=\"btop\"><div class=\"bn\">13%<\/div><div class=\"bl\">use explicit gap language such as &ldquo;no comparable evidence&rdquo;, &ldquo;limited market evidence&rdquo; or &ldquo;insufficient evidence&rdquo;<\/div><\/div>\n      <div class=\"bar\"><div class=\"fill\" style=\"width:13%\"><\/div><\/div>\n    <\/div>\n  <\/div>\n\n  <div class=\"keep case\">\n    <p class=\"k-tag\">Case in point<\/p>\n    <p>In a Romford determination, the panel noted &ldquo;insufficient evidence&rdquo; and reached its figure &ldquo;using its own knowledge and experience of the rental market in Romford&rdquo; (LON\/00AR\/MNR\/2025\/0668). In a North West case, no evidence was submitted by either party and the tribunal used its own knowledge to set the rent (MAN\/30UF\/MNR\/2025\/0984).<\/p>\n  <\/div>\n\n  <p>When a panel relies on its own expertise, the system is working as designed: tribunals include valuer members for precisely this reason. But for landlords, tenants and their agents it means the number is out of their hands. The party that does bring credible market evidence is the only one still influencing the outcome.<\/p>\n<\/div>\n\n<!-- ============================== S3: THE OUTCOMES ============================== -->\n<div class=\"sec\">\n  <p class=\"eyebrow\">The outcomes<\/p>\n  <h2 class=\"sh\">How can landlords and agents justify a rent increase at tribunal?<\/h2>\n  <p>With evidence of <strong>achieved rents<\/strong> for genuinely comparable properties: what similar homes in the same market actually let for, when, and in what condition, with adjustments explained. Tribunals give little weight to asking prices. And where that evidence is missing, our analysis shows the determined rent usually lands below the figure on the notice.<\/p>\n\n  <div class=\"outcome\">\n    <p class=\"poll-q\">The 108 sampled decisions stating both the proposed and the determined rent<\/p>\n    <div class=\"obar\"><div class=\"seg-below\"><\/div><div class=\"seg-at\"><\/div><div class=\"seg-above\"><\/div><\/div>\n    <div class=\"oleg\">\n      <div class=\"orow\"><span class=\"dot d-below\"><\/span><span><strong>73%<\/strong> were determined below the landlord&rsquo;s proposed rent, with a median reduction of 7.5% among those cut.<\/span><\/div>\n      <div class=\"orow\"><span class=\"dot d-at\"><\/span><span><strong>18%<\/strong> confirmed the proposed rent.<\/span><\/div>\n      <div class=\"orow\"><span class=\"dot d-above\"><\/span><span><strong>9%<\/strong> were set above it, an outcome the previous rules allowed but the Renters&rsquo; Rights Act has removed.<\/span><\/div>\n    <\/div>\n  <\/div>\n\n  <div class=\"keep case\">\n    <p class=\"k-tag\">The cautionary tale<\/p>\n    <p>With no evidence from either side, the panel in the North West case determined &pound;900 against a proposed &pound;1,100, an 18% reduction (MAN\/30UF\/MNR\/2025\/0984). In a Cambridgeshire case, a &pound;1,500 notice became a &pound;1,400 determination (CAM\/12UB\/MNR\/2024\/0616).<\/p>\n  <\/div>\n\n  <p>Under the new framework, that 9% upside has gone. A landlord who arrives at the tribunal with weak evidence now runs a one-way risk: the rent can only be confirmed or reduced.<\/p>\n<\/div>\n\n<!-- ============================== S4: THE TIMELINE ============================== -->\n<div class=\"sec\">\n  <p class=\"eyebrow\">The timeline<\/p>\n  <h2 class=\"sh\">How long does a rent tribunal decision take?<\/h2>\n  <p>Among sampled decisions that state the application date, the median wait from application to decision was <strong>96 days<\/strong>, roughly 14 weeks. A quarter of cases took more than 24 weeks and the longest ran well past a year. In the London subset the median was <strong>142 days<\/strong>, around 20 weeks.<\/p>\n  <p>Because the new rent is never backdated, the delay itself has a price. A &pound;200 per month increase held up for five months is &pound;1,000 the landlord never recovers, and in London a five-month wait is unremarkable. With challenge volumes widely expected to rise as the Act beds in, those waits are more likely to lengthen than shorten.<\/p>\n\n  <div class=\"stat-band\">\n    <div class=\"stat-n\">&pound;1,000<\/div>\n    <div class=\"stat-l\">never recovered when a &pound;200 per month increase is held up for five months, because the new rent takes effect only from the tribunal&rsquo;s decision.<\/div>\n  <\/div>\n<\/div>\n\n<!-- ============================== S5: THE EVIDENCE ============================== -->\n<div class=\"sec\">\n  <p class=\"eyebrow\">The evidence<\/p>\n  <h2 class=\"sh\">Asking rents are not evidence. Achieved rents are.<\/h2>\n  <p>The Act has also made the most easily available &ldquo;evidence&rdquo; less reliable. Landlords and agents can no longer accept offers above the advertised rent, so asking rents on the portals are likely to be pitched high, widening the long-standing gap between <strong>asking and achieved rents<\/strong>. A tribunal panel knows the difference.<\/p>\n\n  <div class=\"split\">\n    <div class=\"panel human\">\n      <div class=\"p-tag\"><span class=\"mark\"><svg viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"3.2\" stroke-linecap=\"round\"><path d=\"M6 6l12 12M18 6L6 18\"\/><\/svg><\/span>Asking rent: an aspiration<\/div>\n      <div class=\"photo\"><svg viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"#2A2A33\" stroke-width=\"1.6\" stroke-linecap=\"round\" stroke-linejoin=\"round\"><rect x=\"3\" y=\"4\" width=\"18\" height=\"16\" rx=\"2\"\/><circle cx=\"9\" cy=\"10\" r=\"2\"\/><path d=\"M21 16l-5-5-8 9\"\/><\/svg><\/div>\n      <div class=\"sq w95\"><\/div>\n      <div class=\"sq w88\"><\/div>\n      <div class=\"sq w80\"><\/div>\n      <div class=\"sq w60\"><\/div>\n    <\/div>\n    <div class=\"arrow\"><svg viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\"><path d=\"M4 12h16M13 5l7 7-7 7\"\/><\/svg><\/div>\n    <div class=\"panel machine\">\n      <div class=\"p-tag\"><span class=\"mark\"><svg viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"#fff\" stroke-width=\"3.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\"><path d=\"M4 12l5 5L20 6\"\/><\/svg><\/span>Achieved rent: the market, confirmed<\/div>\n      <div class=\"field\"><span class=\"k\">achievedRent<\/span><span class=\"v\">Confirmed<\/span><\/div>\n      <div class=\"field\"><span class=\"k\">letDate<\/span><span class=\"v\">Recorded<\/span><\/div>\n      <div class=\"field\"><span class=\"k\">sizeAndCondition<\/span><span class=\"v\">Detailed<\/span><\/div>\n      <div class=\"field\"><span class=\"k\">adjustments<\/span><span class=\"v\">Explained<\/span><\/div>\n    <\/div>\n  <\/div>\n  <p class=\"cap\">A screenshot of an asking price is an aspiration; an achieved rent is the market, confirmed.<\/p>\n\n  <p>What carries weight is transaction-based comparable evidence: the achieved rent, the property&rsquo;s size and condition, the letting date, and enough detail to justify adjustments. That is data agents themselves hold, collectively. LonRes members have been contributing lettings data since 2005, and can draw on more than <a href=\"https:\/\/lonres.com\/public\/services\/lettings-archive\/\">20 years of achieved lettings records<\/a> across London.<\/p>\n<\/div>\n\n<!-- ============================== S6: THE SOLUTION ============================== -->\n<div class=\"sec\">\n  <p class=\"eyebrow\">The solution<\/p>\n  <h2 class=\"sh\">The LonRes Rental Checker<\/h2>\n  <p><a href=\"https:\/\/lonres.com\/public\/services\/rental-checker\/\">The LonRes Rental Checker<\/a> was built for exactly this moment. It turns achieved rents contributed by London&rsquo;s letting agents into an independent, impartial market rent report for a specific property: evidence designed to support a Section 13 rent increase, respond to a tenant challenge, and stand scrutiny at the First-tier Tribunal.<\/p>\n\n  <div class=\"quote\">\n    <p>&ldquo;If you have to go to a tribunal, the data you get is exactly what you need.&rdquo;<\/p>\n    <div class=\"attr\"><span class=\"rule\"><\/span><span class=\"who\">Mark Von Grundherr &nbsp;<span>Benham &amp; Reeves<\/span><\/span><\/div>\n  <\/div>\n\n  <div class=\"quote\">\n    <p>&ldquo;It is evidence, isn&rsquo;t it? It&rsquo;s a report. They can&rsquo;t really argue with it.&rdquo;<\/p>\n    <div class=\"attr\"><span class=\"rule\"><\/span><span class=\"who\">Charlotte Elkington &nbsp;<span>Cluttons<\/span><\/span><\/div>\n  <\/div>\n\n  <p>The point is not only winning at tribunal. It is pricing the increase correctly in the first place, so that fewer cases get that far, and showing landlords that the figure on the Section 13 notice is grounded in what the market actually pays. Priced right and evidenced properly, an increase is much harder to argue with.<\/p>\n\n  <div class=\"cta\">\n    <p class=\"eyebrow eyebrow--light\">Rental Checker<\/p>\n    <h2>Robust, impartial evidence for market rent determinations<\/h2>\n    <p>Rental Checker reports are available to contributing LonRes members within the platform, ready for rent reviews, tenant challenges and the tribunal.<\/p>\n    <a class=\"btn\" href=\"https:\/\/lonres.com\/public\/services\/rental-checker\/\">Access the Rental Checker <span class=\"arr\">&rarr;<\/span><\/a>\n    <a class=\"btn btn--ghost\" href=\"https:\/\/lonres.com\/public\/free-trial\/\">Book a free trial<\/a>\n  <\/div>\n<\/div>\n\n<!-- ============================== FAQ ============================== -->\n<div class=\"sec\">\n  <p class=\"eyebrow\">FAQ<\/p>\n  <h2 class=\"sh\">Frequently asked questions<\/h2>\n  <div class=\"faq\">\n    <div class=\"fq\">\n      <h3>How much can a landlord increase rent under the Renters&rsquo; Rights Act?<\/h3>\n      <p>There is no fixed cap or formula. A landlord can propose any figure up to the open market rent, once a year, by serving a Section 13 notice with at least two months&rsquo; notice. If the tenant refers it to the First-tier Tribunal, the tribunal decides what the property would let for on the open market. In the LonRes analysis, 73% of determinations came in below the proposed figure.<\/p>\n    <\/div>\n    <div class=\"fq\">\n      <h3>How should letting agents evidence a Section 13 rent increase?<\/h3>\n      <p>With comparable evidence based on achieved rents: recent lettings of similar properties, showing the rent actually agreed, the letting date and the property&rsquo;s condition, with any adjustments explained. In 47% of reasoned tribunal decisions LonRes reviewed, the panel flagged missing or limited evidence or fell back on its own knowledge, so robust comparables are the clearest way to keep the outcome in your hands.<\/p>\n    <\/div>\n    <div class=\"fq\">\n      <h3>Where can letting agents find comparable evidence for a rent review?<\/h3>\n      <p>An agent&rsquo;s own lettings records are the starting point, but a single branch rarely holds enough directly comparable transactions. Shared, independent datasets fill the gap. The LonRes Rental Checker draws on achieved rents contributed by letting agents across London to produce an impartial market rent report for a specific property.<\/p>\n    <\/div>\n    <div class=\"fq\">\n      <h3>Can the tribunal set a rent higher than the landlord proposed?<\/h3>\n      <p>No. Under the Renters&rsquo; Rights Act framework, the determined rent will be lower than or the same as the figure in the landlord&rsquo;s notice. Under the previous rules the tribunal could go higher, and did so in 9% of the decisions LonRes analysed.<\/p>\n    <\/div>\n    <div class=\"fq\">\n      <h3>How long does a First-tier Tribunal rent determination take?<\/h3>\n      <p>In the LonRes sample of published decisions, the median was 96 days from application to decision, and 142 days for London cases. Individual cases ranged from six weeks to well over a year.<\/p>\n    <\/div>\n    <div class=\"fq\">\n      <h3>Is the new rent backdated after a tribunal decision?<\/h3>\n      <p>No. The new rent takes effect from the start of the rent period following the tribunal&rsquo;s determination. Rent lost while the case was waiting cannot be recovered, which is why pricing and evidencing the increase correctly at the outset matters.<\/p>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- ============================== SOURCES ============================== -->\n<div class=\"sources\">\n  <h4>Method and sources<\/h4>\n  <p>LonRes analysis of the <a href=\"https:\/\/www.gov.uk\/residential-property-tribunal-decisions\" rel=\"noopener\" target=\"_blank\">GOV.UK register of residential property tribunal decisions<\/a>, category &ldquo;Rents&rdquo;, decisions published from 1 January 2025, queried 29 July 2026. Of 1,325 decisions, 830 were market rent determinations (case references containing \/MNR\/, i.e. referrals under sections 13 and 14 of the Housing Act 1988); the remainder are mainly Rent Act 1977 fair rent registrations, which are out of scope. We drew a reproducible random sample of 200 market rent decisions and analysed the full published text of each. Evidence language was classified by systematic text patterns and spot-checked against the underlying decisions. Reasoning rates are reported against the 169 decisions with published reasons; outcome figures against the 108 decisions stating both proposed and determined rents; timelines against the 53 decisions stating the application date. &ldquo;Own knowledge&rdquo; wording can reflect routine practice as well as an evidence gap, which is why it is reported separately from explicit gap language. Case references cited: LON\/00AR\/MNR\/2025\/0668; MAN\/30UF\/MNR\/2025\/0984; CAM\/12UB\/MNR\/2024\/0616.<\/p>\n  <p>Legal framework: Renters&rsquo; Rights Act 2025 (rent provisions commenced 1 May 2026); <a href=\"https:\/\/www.gov.uk\/guidance\/apply-for-an-open-market-rent-determination\" rel=\"noopener\" target=\"_blank\">HM Courts and Tribunals Service guidance on open market rent determinations<\/a> (updated 1 July 2026). Agent quotations were gathered by LonRes in June 2026 and are reproduced with minor tidying for readability.<\/p>\n<\/div>\n\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"Article\",\n  \"headline\": \"The Evidence Gap: What 200 Rent Tribunal Decisions Reveal About Section 13 Rent Increases\",\n  \"description\": \"LonRes analysed 200 market rent determinations from the First-tier Tribunal (Property Chamber). 47% of reasoned decisions show evidence problems and 73% of rents were set below the landlord's notice.\",\n  \"author\": {\"@type\": \"Organization\", \"name\": \"LonRes\", \"url\": \"https:\/\/lonres.com\"},\n  \"publisher\": {\"@type\": \"Organization\", \"name\": \"LonRes\", \"url\": \"https:\/\/lonres.com\"},\n  \"datePublished\": \"2026-07-29\",\n  \"dateModified\": \"2026-07-29\",\n  \"about\": [\"Section 13 rent increase\", \"Renters' Rights Act 2025\", \"First-tier Tribunal (Property Chamber)\", \"market rent determination\", \"comparable evidence\"]\n}\n<\/script>\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"FAQPage\",\n  \"mainEntity\": [\n    {\"@type\": \"Question\", \"name\": \"How much can a landlord increase rent under the Renters' Rights Act?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"There is no fixed cap or formula. A landlord can propose any figure up to the open market rent, once a year, by serving a Section 13 notice with at least two months' notice. If the tenant refers it to the First-tier Tribunal, the tribunal decides what the property would let for on the open market. In the LonRes analysis, 73% of determinations came in below the proposed figure.\"}},\n    {\"@type\": \"Question\", \"name\": \"How should letting agents evidence a Section 13 rent increase?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"With comparable evidence based on achieved rents: recent lettings of similar properties, showing the rent actually agreed, the letting date and the property's condition, with any adjustments explained. 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The LonRes Rental Checker draws on achieved rents contributed by letting agents across London to produce an impartial market rent report for a specific property.\"}},\n    {\"@type\": \"Question\", \"name\": \"Can the tribunal set a rent higher than the landlord proposed?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"No. Under the Renters' Rights Act framework, the determined rent will be lower than or the same as the figure in the landlord's notice. Under the previous rules the tribunal could go higher, and did so in 9% of the decisions LonRes analysed.\"}},\n    {\"@type\": \"Question\", \"name\": \"How long does a First-tier Tribunal rent determination take?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"In the LonRes sample of published decisions, the median was 96 days from application to decision, and 142 days for London cases. Individual cases ranged from six weeks to well over a year.\"}},\n    {\"@type\": \"Question\", \"name\": \"Is the new rent backdated after a tribunal decision?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"No. The new rent takes effect from the start of the rent period following the tribunal's determination. Rent lost while the case was waiting cannot be recovered, which is why pricing and evidencing the increase correctly at the outset matters.\"}}\n  ]\n}\n<\/script>\n<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>LonRes analysed 200 First-tier Tribunal decisions on Section 13 rent increases: 47% show evidence problems, 73% set the rent below the landlord&#8217;s notice.<\/p>\n","protected":false},"author":3,"featured_media":9246,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"content-type":"","footnotes":""},"categories":[41],"tags":[62,61,207,209,72,208,240],"class_list":["post-12741","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-insight-and-data-reports","tag-london-property-market","tag-london-residential-market","tag-lonres","tag-networking","tag-pcl-housing-market","tag-social","tag-tribunal","entry"],"acf":[],"_links":{"self":[{"href":"https:\/\/lonres.com\/public\/wp-json\/wp\/v2\/posts\/12741","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/lonres.com\/public\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/lonres.com\/public\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/lonres.com\/public\/wp-json\/wp\/v2\/users\/3"}],"replies":[{"embeddable":true,"href":"https:\/\/lonres.com\/public\/wp-json\/wp\/v2\/comments?post=12741"}],"version-history":[{"count":4,"href":"https:\/\/lonres.com\/public\/wp-json\/wp\/v2\/posts\/12741\/revisions"}],"predecessor-version":[{"id":12749,"href":"https:\/\/lonres.com\/public\/wp-json\/wp\/v2\/posts\/12741\/revisions\/12749"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/lonres.com\/public\/wp-json\/wp\/v2\/media\/9246"}],"wp:attachment":[{"href":"https:\/\/lonres.com\/public\/wp-json\/wp\/v2\/media?parent=12741"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/lonres.com\/public\/wp-json\/wp\/v2\/categories?post=12741"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/lonres.com\/public\/wp-json\/wp\/v2\/tags?post=12741"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}