Tenant challenges to rent: do not charge the higher rent until the tribunal decides

A tenant of a private assured tenancy applies to the First-tier Tribunal (Property Chamber) about a Form 4A notice or, within 6 months of the tenancy starting, about the initial rent.

If the tenant applies before the start date in your Form 4A, keep charging the existing rent until the determination. The new rent then takes effect from the start date in your notice if that is on or after the decision, otherwise from the first rent period starting on or after the decision (or a later date the tribunal sets for undue hardship, up to 2 months after the decision). The determined rent cannot exceed the rent you proposed. For an initial-rent challenge, any reduced rent applies from the date the tribunal directs (not before the application).

Deadline

Ongoing

Tenant must apply before the date in question 4.6 of Form 4A (s.14(A3)); initial-rent challenges within 6 months of the tenancy start (s.14(A2)).

• Tribunal application and decision
• Rent account showing old rent charged until the determination

Other consequences

Rent above the determined or proposed amount is not lawfully due.

• Renters' Rights Act 2025, s.7 (challenging amount or increase of rent: amends HA 1988 s.14, inserts ss.14ZA-14ZB)legislation.gov.uk
• Housing Act 1988, s.13 (as amended)legislation.gov.uk
• Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421)legislation.gov.uk

Official guidance

Tenant application form is MR1 (fee £47 per GOV.UK). The tenant can also ask the tribunal whether the notice is valid (HA 1988 s.13B). Government announced on 9 September 2026 that HMRC's Valuation Office will take over initial rent determinations; until that happens challenges stay with the First-tier Tribunal (see rent-determination-moving-to-valuation-office).

• 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.

• Announced: rent challenges to move to HMRC's Valuation Office (not yet in force)Proposed, not yet law

  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.

• 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.