Most rent disputes rule in favour of tenants – warning

Almost two thirds of recent Property Tribunal decisions have gone against a landlord, court figures show.

LonRes says it highlights the importance of getting rent rises right.

Analysis of the register of residential property tribunal decisions by LonRes found that there have been 1,325 rent disputes since January 2025.

This underscores the importance of setting rent rises correctly from the onset and importantly with a firm evidence base.”

The research shows that 73% came in below the rent proposed by the landlord, with a median reduction of 7.5% among those cut.

Only 18% confirmed the proposed rent. Almost half – at 47% – of the decisions said there was an evidence problem when ruling on the rent increase.

Rental dispute reforms

It comes as Renters’ Rights Act changes mean a Section 13 Notice is the only lawful way to raise rent.

Landlords must now give at least least two months’ notice and the increase can be no more than once a year. The proposed rent must also be at a level no higher than the open market rent.

But if the tenant chooses, they can in turn refer that rent increase notice to a First Tier Tribunal. But LonRes warns this can be costly for landlords.

Chris Welch, Director of Sales, LonRes, says: “The tribunal cannot set a higher rent. 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’s notice.

“The new rent is never backdated. It takes effect from the rent period following the tribunal’s decision, so the difference between the proposed rent and the old rent is lost for every week the case waits.

“It can be both a costly and time-consuming process for a landlord and underscores the importance of setting rent rises correctly from the onset and importantly with a firm evidence base.”