Rent
Announced: rent challenges to move to HMRC's Valuation Office (not yet in force)
The government has announced that HMRC's Valuation Office will decide challenges to rent increases in England instead of the First-tier Tribunal. No date has been set; the tribunal remains the route today.
- Status
- Proposed, not yet law
- Penalty
- See below
- Topic
- Rent
We hold this rule at medium confidence. Read the linked law before you rely on it.
Who it applies to
Future change affecting all private assured tenancies; no legal effect yet.
What you will need to do
No action now. Continue to expect rent challenges at the First-tier Tribunal. Monitor for commencement details.
- Deadline
Ongoing
No commencement date announced.
If you do not comply
- Other consequences
- None until implemented.
The law
Official guidance
Notes
Source is a GOV.UK press release dated 9 September 2026. No implementing legislation was found on legislation.gov.uk as of 14 October 2026.
Other rent rules
6 rules- State a single fixed rent in every written advert or offerIn force since 1 May 2026Fine up to £7,000
Any written advert or written offer for a home to be let on an assured tenancy must state one specific rent. Price ranges and 'offers over' adverts are not allowed.
- Do not invite, encourage or accept offers above the advertised rentIn force since 1 May 2026Fine up to £7,000
Rental bidding is banned. You and your agent cannot ask for, encourage or accept an offer of rent above the rent stated in the written advert or offer.
- Limit rent in advance to the first month (or 28 days) between signing and move-inIn force since 1 May 2026
Between signing and the tenancy start date you can only require the initial rent: usually one month's rent (monthly tenancies) or 28 days' rent. Once the tenancy has started, rent cannot be required before it is due.
- Increase rent only by a section 13 notice on Form 4A, at most once a yearIn force since 1 May 2026
Rent can only go up through the section 13 process: serve Form 4A at least two months before the increase, no increase in the first 52 weeks, and at least 52 weeks between increases. Rent review clauses no longer work.
- Tenant challenges to rent: do not charge the higher rent until the tribunal decidesIn force since 1 May 2026
A tenant can refer a proposed increase to the First-tier Tribunal before it takes effect, or challenge the starting rent in the first 6 months. The tribunal cannot set more than you proposed, and the higher rent is not payable until it decides.
- Refund rent paid for days after the tenancy endsIn force since 1 May 2026
When an assured tenancy ends part-way through a rent period, the tenant is entitled to a refund of any rent paid for days after the end date.