How to challenge a rent increase in England (2026 rules)

Checked against legislation.gov.uk and GOV.UK on 8 October 2026. England only. Guidance only, not legal advice.

Since 1 May 2026, a private renter in England who gets a Form 4A rent increase notice can ask the First-tier Tribunal (Property Chamber) to decide the open market rent. You do it yourself, without a solicitor, by sending an application called MR1 before the new rent starts. This guide sets out the steps in order.

The deadline comes first. The tribunal has to receive your application before the start date at question 4.6 of your notice. If you are short of time, apply now and add evidence later. GOV.UK says you must apply before the start date "even if you're still collecting your supporting evidence".

Step 1: check the notice is valid

Before you challenge the amount, check whether the notice follows the legal rules. If it does not, it does not change your rent. GOV.UK says that if the tribunal decides the notice is invalid, "it will not determine the rent and you do not need to pay the new proposed rent".

The checker tests your notice against each rule: the right form, two months' notice, 52 weeks since the tenancy began and since the last increase and a start date on the first day of a rent period. Is my rent increase notice valid? explains each rule with examples.

Citizens Advice suggests you wait as long as you can before telling your landlord about a problem with the notice, because "If you tell your landlord too early, they might give you a valid notice that you can't challenge." Shelter says to get legal advice before treating a notice as invalid.

Step 2: work out whether the new rent is above the market

The tribunal does not decide whether a rent is affordable or fair in general. It decides the open market rent: what your home "might reasonably be expected to be let in the open market by a willing landlord" on the same terms (section 14(1)). Look at what similar homes nearby let for, in a similar condition. If they let for less than your new rent, you have a basis for a challenge. What the tribunal looks at shows how to gather that evidence.

Two rules limit the risk. The tribunal cannot make you pay more than your landlord proposed (section 14ZB(5)). And you do not pay the new rent until the tribunal has decided, as Form 4A itself says.

Step 3: try talking to your landlord

You and your landlord can agree a new rent that is lower than the one proposed, or agree that the rent stays the same (section 13(4)(b)). If you reach an agreement, put it in writing before the start date. If you cannot agree, or you are running out of time, apply to the tribunal. You can still agree something later.

Step 4: choose how to apply

There are two ways:

Online. The HMCTS service "Apply for an open market rent determination" lets you save and come back. It sends a copy of your application to your landlord for you.
Paper MR1. Download the MR1 form from GOV.UK, fill it in on screen or by hand and send it by email to marketrents@justice.gov.uk or by post to First-tier Tribunal (Property Chamber), Residential Property, Market Rents, PO Box 10057, Leicester LE19 9EP. You must send a copy to your landlord yourself.

If you only want to challenge whether the notice is valid, and not the amount, GOV.UK says you must use the paper MR1. If the tribunal then finds the notice valid, GOV.UK says you must make a separate application to challenge the rent, and Citizens Advice warns you could be in rent arrears if you have not paid the new rent.

Step 5: fill in the application

The MR1 has 16 sections: the type of challenge, your details, your landlord's details, the notice, your tenancy, the property, furniture, services, indoor features, improvements, repairs, your view of the open market rent, inspection, hearing, hardship and the fee. Our MR1 step-by-step guide explains each one. Attach a complete copy of the notice and your tenancy agreement.

Step 6: pay the fee or ask for help

The fee is £47. There is no hearing fee. You can ask for Help with Fees if you have little or no savings and get certain benefits or are on a low income. Apply online first and put your HWF reference number in section 16, or attach the paper form EX160. You can also ask the tribunal to order your landlord to repay the fee.

Step 7: send it in time and tell your landlord

Send the application so it arrives before the start date. Keep proof: the online confirmation, your sent email or proof of postage. Form 4A says: "If you refer the proposed new rent to the tribunal, tell your landlord or they may otherwise assume you agree with the new rent." Keep paying your current rent.

What happens after you apply

Your landlord can respond. The MR1 says your landlord has 28 days to respond on a form called MR2, copied to you and the tribunal.
You can reply. If your landlord responds, you have 14 days to reply on form MR3, copied to your landlord.
The tribunal looks at the papers. The decision is often made on the documents alone. The tribunal decides whether it needs to inspect your home or hold a hearing, in person or online. Ask for one in the MR1 if you think it is needed and say why.
The decision. The tribunal sends you and your landlord a written decision with the rent and the date it starts. Citizens Advice says this can take up to 10 weeks.

When the new rent starts after a decision

Section 14ZB(3) sets this out. If the decision comes before the start date on your notice, the new rent starts on that date. If the decision comes after it, the new rent starts at the beginning of the first rent period on or after the decision. It is not backdated. If paying from that date would cause you undue hardship, the tribunal can set a later date, up to two months after its decision. Ask for that in section 15 of the MR1.

If you disagree with the decision

You can ask for permission to appeal and you have to give reasons. The tribunal's leaflet T540 says an appeal to the Upper Tribunal (Lands Chamber) is "on a point of law", not simply because you think the figure is wrong, and that you have to ask for permission within 28 days. Get advice from Shelter, Citizens Advice or a law centre before you start an appeal.

If you change your mind

You can withdraw your application. GOV.UK says you have to do this with the tribunal's consent before the open market rent is set. You and your landlord can also tell the tribunal in writing that you no longer need a decision, for example because you agreed a rent.

What we do and do not do

We explain the rules and the forms so that you can apply yourself. We do not fill in, sign, send or file anything for you, we do not contact the tribunal or your landlord on your behalf and we cannot represent you. That keeps you in control of your own case. For advice on your situation, contact Shelter, Citizens Advice or a law centre.

A change on the way

On 9 September 2026 the government announced that HMRC's Valuation Office will become responsible for decisions on challenges to rent increases in England. No start date has been given. GOV.UK says "renters who want to challenge a rent increase must still apply to the First-tier Tribunal" while the reforms are developed. Check this page or GOV.UK before you apply.

Want your own facts in the form's order? The Rent Challenge Pack (£34.99) turns your answers into MR1 answers question by question, with your covering letters and a guide to your dates. You check, sign and send it yourself.

Questions people ask

Can I challenge a rent increase if I have already started paying it?

Citizens Advice warns that you might not be able to challenge the increase if you pay the new rent. If you want to challenge, apply to the tribunal before the start date and keep paying your current rent. Get advice if you have already paid the higher amount.

How long does the tribunal take?

Citizens Advice says it can take up to 10 weeks for the tribunal to make a decision. You do not have to pay the new rent until the decision.

Can my landlord evict me for challenging the rent?

Shelter says that under the Renters' Rights Act you cannot be evicted for challenging a rent increase. If your landlord threatens you, contact Shelter or Citizens Advice straight away.

Can I challenge the validity of the notice and the rent at the same time?

Yes. GOV.UK says you can challenge the legal validity of the notice as part of your open market rent application. If you only want to challenge validity, you must use the paper MR1 form. If the tribunal then finds the notice valid, GOV.UK says you must make a separate application to challenge the rent, and Citizens Advice warns you could be in rent arrears if you have not paid the new rent.

Who decides rent challenges in future?

On 9 September 2026 the government announced that HMRC's Valuation Office will take over these decisions. No start date has been given, and until then renters must still apply to the First-tier Tribunal.

How to challenge a rent increase in England

Step 1: check the notice is valid

Step 2: work out whether the new rent is above the market

Step 3: try talking to your landlord

Step 4: choose how to apply

Step 5: fill in the application

Step 6: pay the fee or ask for help

Step 7: send it in time and tell your landlord

What happens after you apply

When the new rent starts after a decision

If you disagree with the decision

If you change your mind

What we do and do not do

A change on the way

Questions people ask

Sources