New research shows that tribunals cut seven in ten challenged rent increases, allowing a typical rise of just 7.7% against landlords' average request of 14%. The findings come after Chancellor John Healy announced further tax increases on rental income, with rates set to rise to 24%, 44% and 49% from April 2027.
Landlord requests reduced in most cases
Landlord Sums analysed 667 market rent decisions made by the First-tier Tribunal since 1 May 2026. Tribunals set rents below the landlord's proposed amount in 70% of cases, while only 26% of proposed increases were approved in full. In 10% of cases, tribunals allowed no increase at all, and in 4% of cases rents fell below the amount tenants were already paying.
Larger proposed increases were particularly likely to be reduced. Tribunals cut proposed rises of between 15% and 25% in 83% of cases, and for increases exceeding 50% that figure rose to 88%.
Sharp rise in tribunal decisions
The research also reveals a sharp increase in the number of rent disputes reaching a tribunal decision. Between January 2025 and April 2026, tribunals decided an average of 48 market rent cases each month. That figure increased to 165 a month between May and September 2026, with September recording 194 decisions, the highest monthly total during that period.
The increase follows changes introduced under the Renters' Rights Act. Landlords in England can now raise rents only once a year using the statutory notice procedure, and tenants can challenge proposed increases at the First-tier Tribunal. Under the new rules, tribunals cannot set rents above the amount landlords originally requested, and the new rent takes effect from the tribunal's decision date rather than retrospectively, reducing the financial risk for tenants considering a challenge.
Regional differences in rent decisions
The research reveals significant regional differences. London landlords sought the largest typical increases at 16.7%, with tribunals allowing a typical rise of 9.5%. The South recorded the highest proportion of proposed increases being reduced, at 75%. In the South, landlords sought typical rises of 10.9% and were allowed 5.3%. The East of England saw typical requests of 8.8% and allowed increases of 5.1%, with 74% of proposals cut. In the Midlands, typical requests were 15.8% and allowed rises 8.4%, with 72% cut. The North saw typical requests of 13.3% and allowed rises of 7.5%, with 67% of proposals reduced.
A spokesperson for Landlord Sums, which is run by a north London landlord, said: "The Budget has left many landlords looking at rent rises to cover a bigger tax bill. But a tenant can now challenge any rise, and the tribunal is siding with tenants far more often than not. Landlords asking for double-digit rises are seeing them roughly halved, and a few end up with less rent than they started with. The safest rise is one you can back up with local rents."
Implications for landlords and agents
The findings underline the importance of accurate rental valuations when agents advise landlords on proposed increases. Evidence of comparable local rents could prove particularly important when tenants dispute an increase.
However, the analysis covers only rent rises challenged by tenants, and most increases never reach a tribunal. The findings therefore do not reflect the outcome of rent increases across the wider private rented sector. Some decisions also relate to notices served before the Renters' Rights Act took effect. Landlord Sums examined 982 published decisions from January 2025 to October 2026, of which 667 were decided on or after 1 May 2026.
