Before you do anything else
A Section 13 notice can be challenged — but only if you act before the date the new rent is due to start. Read your notice and put that date in your diary now.
Step 1: Check the notice was served correctly
A valid Section 13 notice in England (under the Housing Act 1988, as amended by the Renters' Rights Act 2025) must:
- Be in the prescribed form (current form available on gov.uk).
- Specify the new rent and the date it's due to start.
- Give at least 2 months' notice before the new rent date.
- Be served at least 12 months after the last rent increase.
If the notice doesn't meet these requirements, the proposed increase may not be valid. The exact prescribed form name and number can be confirmed on gov.uk.
Step 2: Compare the proposed rent to the market
Use our free rent checker to compare your proposed rent to typical local market rents for similar properties. The tribunal decides what an open-market rent would be — so this is exactly the question they'll be asking too.
Step 3: Gather your evidence
- The original Section 13 notice and the envelope it arrived in.
- Your tenancy agreement.
- 3+ comparable rents for similar properties nearby.
- Photos of any disrepair or below-standard conditions.
- Records of correspondence with your landlord, especially about repairs.
- Bills and council tax band, if relevant to your argument.
RentCharter generates an evidence pack covering most of this — you can print it or save it as a PDF and attach it to your application. This list isn't guesswork: we read 3,158 published decisions and tenants who submitted their own comparables won 73% of measured cases, against 60% for those who didn't.
Step 4: Apply to the First-tier Tribunal
You apply online via the gov.uk “Apply for a market rent determination” service, or on paper Form MR1 to your regional Property Chamber office — our tribunal finder routes your postcode to the right one and works out your deadline. The £47 fee is waived if your notice is dated before 1 May 2026 or you rent from a social landlord, with Help with Fees available if money is tight. The tribunal will then schedule a hearing or determine the case on paper. Under the Renters' Rights Act 2025 the tribunal can only confirm the proposed rent or set a lower figure — it cannot go higher.
Wondering how these cases actually go? We analysed 5,779 published decisions — 59% of measured cases ended below the landlord's ask, with a median cut of £100 a month (£1,200 a year). You can also browse real tribunal decisions near your postcode to see the rents panels set for properties like yours.
- Reference to the Section 13 notice
- Your reasons for objecting
- Comparable evidence (tribunal-style)
- Photographs and condition notes
You don't need a solicitor. Many tenants successfully represent themselves with the help of free advice from Shelter or Citizens Advice.
Step 5: Present your case
Focus on the open-market rent argument: what would a willing tenant and willing landlord agree for a similar property in the same area? Use comparable rents, condition photos and any disrepair records. Stay calm, factual and consistent. Remember — under the RRA 2025 the tribunal cannot set a figure higher than your landlord proposed, so the worst realistic outcome is the rent you've already been asked to pay.
Frequently asked questions
What is the deadline to apply to the tribunal?
You must apply to the First-tier Tribunal (Property Chamber) before the date the new rent in the Section 13 notice is due to start. If you miss that date, the new rent normally takes effect automatically.
Does it cost money to apply?
The market rent determination application carries a £47 fee from 1 May 2026 — waived if your notice is dated before that date or you rent from a social landlord, and the Help with Fees scheme can reduce it to £0 if you have little or no savings. There may be costs if you choose to be professionally represented, though many tenants represent themselves.
Can the tribunal raise my rent above what was proposed?
No. Under the Renters' Rights Act 2025 the tribunal can only confirm the proposed rent or determine a lower rent — it cannot exceed the figure your landlord proposed. This is a major change from the pre-reform regime and was designed to remove the chilling effect that previously discouraged tenants from challenging unfair increases.
When does the new rent actually start?
It is not backdated. The new rent takes effect from the date the tribunal determines, or the date in the original Section 13 notice — whichever is later. The tribunal can also defer the start by up to 2 months if paying it immediately would cause undue hardship.