The way rent reviews work in the private rented sector has changed significantly. Tenants have long been able to challenge a rent increase through the Section 13 process, but in our experience they rarely did so. One reason was the wider tenancy framework: while Section 21 remained available, some tenants were understandably reluctant to challenge their landlord over rent.

That has now changed. With Section 21 gone, we have seen a marked increase in challenges to proposed rent increases. That is simply part of the new system, and landlords and letting agents need to be ready to respond to it properly.

A rent increase has to stand up to scrutiny

When a proposed increase is referred to the First-tier Tribunal, the key question is straightforward: what is the open-market rent for the property?

A landlord is not automatically entitled to the rent they propose, and an increase above the genuine market rent should not be expected to succeed. Our role as agents is not to make an unjustified increase appear justified. It is to make the strongest possible case for our client where the evidence supports the rent they are seeking.

That means following the correct process, identifying relevant comparable evidence and presenting the landlord’s case clearly.

Turning evidence into a proper case

We have developed our own internal system specifically to help us deal with rent-review challenges quickly and consistently. It gathers the relevant property information, helps identify suitable comparable rental evidence and produces a clear, tribunal-focused report covering factors such as property characteristics, achieved and advertised rents, location, material differences and the timing of the evidence.

Rather than simply saying a proposed rent is reasonable, we can show why we believe it reflects the open market.

The system has also made the process far more efficient. A report that previously took well over an hour to research and compile can now typically be produced in around 15 minutes. As rent challenges become a more routine part of property management, that combination of thoroughness and efficiency matters.

Preparation matters

The Tribunal is independent, and it will inevitably reach a different conclusion from a landlord or agent. So far, we have not lost a rent determination case. We are realistic enough to know that will not remain the case forever, and no agent can guarantee the outcome of an independent Tribunal.

What we can make sure of is that, where one of our landlords has a reasonable case to make, it will not fail because we were unprepared or failed to present the right evidence.

For us, good property management means staying ahead of change, understanding the detail and being ready to act when our clients need us.