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 2024) 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.
Step 4: Apply to the First-tier Tribunal
You apply on the current tribunal rent referral form, available from gov.uk. There is no fee. The tribunal will then schedule a hearing or determine the case on paper. Under the Renters' Rights Act 2024 the tribunal can only confirm the proposed rent or set a lower figure — it cannot go higher.
- 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 2024 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?
There is no fee to apply for a determination of a rent under a Section 13 notice in England. 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 2024 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-2024 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.