News at Boydens
26th October 2026
RENT INCREASES AND WHAT FOUR TRIBUNAL CASES MEAN FOR LANDLORDS
Before increasing the rent, landlords should be confident that the proposed figure reflects the property’s condition and the local market. Four published tribunal decisions show how closely rental evidence can be examined, and why even a modest increase can be challenged successfully.
Each case concerned a proposed rent increase under Section 13 of the Housing Act 1988. The tribunal assessed the rent the particular property could reasonably achieve in the open market. For landlords in Essex and Suffolk, the lessons are useful even though the properties were elsewhere in England.
Ashton under Lyne and the importance of nearby comparisons
At Room 2, 23 Stockport Road, the landlord proposed increasing the rent for a furnished en-suite room from £675 to £725 a month. The tribunal set it at £700, effective from 8 March 2026.
Other rooms in the same building provided the strongest comparison. Properties elsewhere in Tameside were generally too far away to carry the same weight. The rent included utilities, broadband, Council Tax, a TV licence and communal cleaning. No deduction for condition was needed.
The lesson for landlords is to compare genuinely similar accommodation and check what is included in the rent. A room with bills included cannot simply be compared with a room where the tenant pays those costs separately.
Leeds and the effect of unresolved drainage problems
At 14 Sandhurst Street, Calverley, the proposed increase was from £895 to £950 a month for a two-bedroom terraced house. The tribunal assessed a rent of £1,000 if the property were modernised and in good order, then deducted £75 for drainage problems. It determined a rent of £925, effective from 18 October 2026 rather than the proposed 18 July date.
The tribunal accepted that the landlord might not have caused the drainage inadequacy, but found that he had not taken appropriate steps to remedy it and had effectively left the tenant to resolve matters herself.
The practical lesson is to stay involved when problems affect the tenant’s use of the property, including where a utility company is involved. Keep records of investigations, repairs and follow-up action. Unresolved defects can affect rental value.
West London and why size and layout matter
For Flat 1, 159 The Vale, the landlord proposed increasing the rent from £1,200 to £1,750 a month. Although described as a two-bedroom flat, the tribunal considered its 39.6 square metre floor area more consistent with a small one-bedroom property. It also lacked a conventional lounge.
The tribunal found weaknesses in both parties’ rental evidence. An agent’s suggested asking rent of £2,201 was not supported by evidence confirming an inspection. Starting at £1,650 in good order, the tribunal deducted 15% for factors including poor communal access, fittings, workmanship, glazing and layout. It set the rent at £1,402.50, effective from 24 June 2025.
Landlords should look beyond bedroom numbers when comparing rents. Floor area, usable living space and condition matter, and a valuation needs evidence explaining how the figure was reached.
Manchester and a rent below the existing amount
At Flat 64, The Foundry, the landlord sought an increase from £1,650 to £1,700 a month for a furnished two-bedroom apartment. The accommodation was attractive, with two bathrooms and a balcony. The furniture was basic but in good condition, and no ongoing maintenance issues were identified.
The tribunal gave greatest weight to comparisons within the same building and immediately neighbouring developments of similar age, character and specification. It set the rent at £1,450 from 18 September 2026: £200 below the existing rent and £250 below the proposed figure.
This shows why the size of the proposed increase is not the only consideration. An existing rent is not proof of current market value, and good condition alone does not justify a figure above the evidence.
Before your next rent review
These are individual decisions, not a fixed formula for valuing every property. They also concern notices served at different times. The effective dates stated above are the outcomes in those cases and should not be used as a guide to the procedure for a new notice.
What this does highlight is the consideration given to the layout and condition of the property and communal areas when assessing a disputed sec 13 notice, rather than simply referring to local rents.
If you are considering a rent increase, speak to the Boydens lettings team. We can help you review the evidence for your property and the correct process before you proceed.
