Accessible text version of the Example Tenant Evidence Pack EXAMPLE: every address, listing and figure in this document is invented. It is not evidence about any home. Reference: EXAMPLE Address: 8 Orchard Row, SF1 4QR Prepared: 25 October 2026 This is the same substantive information as the PDF, in a linear plain-text format. It is evidence, not legal advice. PART 1 OF 7: YOUR RESULT ========================= Property: 2 bedroom terraced house Report for: a tenant Verdict: Above the typical local rent Evidence strength: strong Evidence strength shows how much comparable evidence was found and how close it is to the search postcode. How to read the evidence explains this measure. The notes at the end explain what this report covers. Current rent: £1,150 a month Proposed rent: £1,325 a month Proposed increase: £175 a month (+15%) Difference against the typical local advertised rent: +6% WHAT THE FIGURES SHOW --------------------- You currently pay £1,150 a month for this 2 bedroom terraced house in the SF1 postcode area, and the rent proposed in the notice is £1,325 a month. Similar local homes are advertised between £1,100 and £1,380 a month, with a typical figure of £1,250. That puts the proposed rent 6% above the typical local advertised rent. The proposed rent is above the typical local rent and still inside the advertised range for similar homes. Evidence about the condition and size of the property itself can sit alongside this comparison. WHAT THIS MEANS FOR YOU ----------------------- - The tribunal decides the open market rent. The most it can set is the amount your landlord proposed. If it decides the open market rent is lower, the lower amount becomes the new rent. The £47 application fee is separate. GOV.UK sets out the current rules in its guidance, https://www.gov.uk/guidance/apply-for-an-open-market-rent-determination PART 2 OF 7: THE EVIDENCE ========================== Typical rent for similar local homes: £1,250 a month Typical range: £1,100 to £1,380 a month Automated estimate for this property: £1,235 a month COMPARABLE PROPERTIES (15 OF 15 FOUND, CLOSEST FIRST) ----------------------------------------------------- Each numbered line is one property, carrying its own address, type, distance, how long it was listed and its advertised rent, so nothing needs matching up across columns. 1. 3 Orchard Row, Sampleford, SF1 4QR; Terraced house; 0.21 miles away; listed 14 days; £1,200 a month, marked let agreed by the advertiser 2. 27 Mill Lane, Sampleford, SF1 4LD; Terraced house; 0.38 miles away; listed 33 days; £1,300 a month 3. 9 Church Close, Sampleford, SF1 2BH; Terraced house; 0.52 miles away; listed 21 days; £1,250 a month, marked let agreed by the advertiser 4. 41 Tannery Walk, Sampleford, SF1 3TW; Terraced house; 0.77 miles away; listed 47 days; £1,125 a month, marked let agreed by the advertiser 5. 15 Hawthorn Road, Sampleford, SF2 1HR; Terraced house; 1.05 miles away; listed 9 days; £1,400 a month 6. 6 Kiln Close, Sampleford, SF2 2KC; Terraced house; 1.31 miles away; listed 58 days; £1,175 a month, marked let agreed by the advertiser 7. 22 Elm Terrace, Sampleford, SF1 5ET; Terraced house; 1.64 miles away; listed 26 days; £1,350 a month 8. 12 Quarry Road, Brookmere, SF3 1QR; Terraced house; 2.18 miles away; listed 62 days; £1,075 a month, marked let agreed by the advertiser 9. 4 Willow Gardens, Brookmere, SF3 2WG; Terraced house; 2.46 miles away; listed 5 days; £1,450 a month 10. 18 Bakers Yard, Brookmere, SF3 2BY; Terraced house; 2.93 miles away; listed 39 days; £1,250 a month, marked let agreed by the advertiser 11. 30 Canal View, Sampleford, SF2 3CV; Terraced house; 3.34 miles away; listed 18 days; £1,500 a month 12. 7 Maple Drive, Brookmere, SF3 3MD; Terraced house; 3.81 miles away; listed 51 days; £1,150 a month, marked let agreed by the advertiser 13. 19 Chapel Lane, Brookmere, SF3 1CL; Terraced house; 4.27 miles away; listed 30 days; £1,325 a month, marked let agreed by the advertiser 14. 2 Station Approach, Sampleford, SF2 4SA; Terraced house; 4.72 miles away; listed 12 days; £1,425 a month 15. 35 Meadow Way, Brookmere, SF3 3MW; Terraced house; 5.36 miles away; listed 44 days; £1,100 a month, marked let agreed by the advertiser All rents are monthly. Distance is measured from the postcode used for the search. 'Listed' is the number of days the advert was live. Addresses are shown as published. PART 3 OF 7: YOUR DATES AND TIMING =================================== These checks compare the dates you entered with the published timing rules. The notes at the end explain what they cover. Your tenancy started: 14 March 2024 Date on the notice: 20 October 2026 New rent due to start: 1 December 2026 Your application deadline: Information Your new rent is due to start on 1 December 2026. Your application must reach the tribunal before then. When this report was prepared, that was 37 days away. Apply online, or on form MR1 by post or email. Online, the tribunal sends your landlord a copy. By post or email, send them a copy and any attachments, or the tribunal will if you cannot. The rule: The tenant has to apply before the beginning of the new rent period, even if evidence is still being gathered. Length of notice: Check this Your notice is dated 20 October 2026 and the new rent starts on 1 December 2026. That is 42 days. Two months from 20 October 2026 would be 20 December 2026, so even counted from the printed date the notice is 19 days short. The rule: A rent increase notice normally has to give at least two months between being served on the tenant and the new rent starting. The first 52 weeks: Matches rule Your tenancy started on 14 March 2024, and the new rent starts on 1 December 2026. That is more than 52 weeks later. The rule: A first increase must normally start at least 52 weeks after the first period of the tenancy began. If paying from the new date would be hard for you: Information The tribunal can move the start date if paying from the normal date would cause undue hardship. If you want it to consider this, complete the hardship section of your application and give full, up-to-date details of your finances. The rule: GOV.UK guidance asks for full details of your finances, and why paying from the proposed date would cause you hardship. The application fee: Information Your notice is dated 20 October 2026, which is on or after 1 May 2026, so the £47 application fee applies. Help with Fees may cover some or all of the fee. It is for people with little or no savings who get certain benefits or have a low income. The rule: GOV.UK and Form MR1 give the application fee as £47. PART 4 OF 7: HOW THIS WAS WORKED OUT ===================================== We compared the proposed rent of £1,325 a month with advertised rents for similar 2 bedroom terraced houses around the postcode used for the search. HOW THE RESULT IS DECIDED ------------------------- At or below the typical rent: At or below the typical local rent Above typical but within the range: Above the typical local rent Above the top of the range: Above the local advertised range Fewer than 3 comparables: Not enough local evidence We found 15 comparable listings within 5.36 miles of the search postcode. They came from homes-one.example and homes-two.example. UpRently removes duplicate listings at the same address and rent. Listings with high or low rents stay in. WHY THE NUMBERS DIFFER ---------------------- PropertyData calculated the typical rent and typical range from 20 listings. UpRently removed duplicate address-and-rent entries before printing the table, leaving 15. That is why the provider figures and the comparables in this report can differ. PropertyData calculates its typical rent using an interquartile mean. This means it averages the middle half of the rents, which reduces the effect of unusually high or low adverts. Its typical range contains 80% of the listings analysed. Comparable listings in this report: 15 Data retrieved: 25 October 2026 Middle listing (the median): £1,250 a month Lowest and highest of those: £1,075 to £1,500 a month Furthest listing from the postcode: 5.36 miles AUTOMATED ESTIMATE FOR YOUR HOME -------------------------------- PropertyData also produced an automated estimate of £1,235 a month from the details for this home, without a visit. Read it separately from the comparable evidence above. Floor area: 840 sq ft Bathrooms: 1 Built: 1914 to 2000 Condition: Good order Outside space: Garden Parking: 1 space PART 5 OF 7: HOW TO READ THE EVIDENCE ====================================== ADVERTISED AND AGREED RENTS --------------------------- The rents in this report are advertised asking rents. GOV.UK says evidence of rents actually agreed is usually stronger, so include any you have. EVIDENCE STRENGTH ----------------- Evidence strength is UpRently’s measure of how much comparable evidence supports the comparison. It considers the number of comparables and their distance from the search postcode. See uprently.com/methodology for the full method. DIFFERENCES BETWEEN HOMES ------------------------- Homes can differ in ways an advert may not show, such as condition, floor area, floor level, furnishings or outside space. Your own evidence can show these differences. The automated estimate uses the details for this home, including floor area, bedrooms, bathrooms, age, condition, outside space and parking. Your own evidence can cover anything else that makes this home different. PART 6 OF 7: WHAT ELSE TO SEND =============================== This report covers what similar homes near you are advertised at. The tribunal also asks for evidence about the property itself. Send this report together with that evidence. DOCUMENTS TO INCLUDE -------------------- - A copy of your tenancy agreement, if you have one - A copy of your landlord’s rent increase notice PROPERTY EVIDENCE THAT CAN HELP ------------------------------- - A floor plan or rough layout, and the approximate size of each room - A recent photo of each room and a photo of the front of the property - Details of features such as heating, glazing, carpets, curtains, appliances and furnishings, including who provided them - Details and photos of repairs or improvements, including who did the work and who paid - Information about nearby transport, shops, schools and other amenities - Evidence of rents actually agreed for similar nearby homes, if you have it Evidence of actual agreed rents can be particularly useful because GOV.UK says it is stronger than asking-price evidence. Keep the original report unchanged. If you want to add notes about how your home differs from the comparables, use a separate copy or supporting note. If you compare the listings yourself, note differences in size, layout and what the rent includes. Parking is one example. A rent that includes a parking space is hard to compare directly with one that charges for it separately. The listings in this report show each rent exactly as advertised. WHERE TO GET HELP ----------------- Citizens Advice (https://www.citizensadvice.org.uk/housing/) and Shelter (https://england.shelter.org.uk/housing_advice) both give free, independent advice on renting in England, including help with the forms. The rules for challenging a proposed rent, and the application itself, are at https://www.gov.uk/guidance/apply-for-an-open-market-rent-determination Questions about this report: quote reference EXAMPLE and contact us at uprently.com/contact. Need this report in another format? Contact us at uprently.com/contact. We can provide the same information in an accessible alternative format at no extra cost, normally within five working days. PART 7 OF 7: NOTES =================== ABOUT THIS REPORT ----------------- This report is a dated record of advertised rents around SF1 4QR, and of how UpRently compared them with the proposed rent. You can keep it, share it with your landlord or use it as supporting evidence. It gives evidence and general information. It is not legal advice, a surveyor’s valuation or a decision on whether your notice is valid. Rents change over time. The figures in this report were retrieved on 25 October 2026. THE FIGURES AND CHECKS ---------------------- - Evidence strength. This is UpRently’s own measure of the evidence in this report. It is not a tribunal rule, and it does not predict the outcome. - Let agreed listings. 9 of the 15 comparables were marked let agreed by the advertiser. That usually means a tenant has agreed to take the home. The final rent is not published, and the marking does not confirm the tenancy went ahead. - The timing checks. They compare the dates you entered with the published rules. A valid notice also depends on the form used, how it was served and who signed it. The new rent must also start at the beginning of a period of the tenancy. Form 4A and its notes cover these points. If this is not the first increase, Note A3 on Form 4A explains whether a 52 or 53-week gap applies. - The automated estimate. PropertyData produced it with an automated model from the property details as given. UpRently has not checked those details, so if one is wrong, the estimate may be too. It is not a surveyor’s valuation. SOURCES AND LICENCES -------------------- Comparable properties are supplied by PropertyData, which collects live asking-rent listings from UK property websites. Source: GOV.UK. Contains public sector information licensed under the Open Government Licence v3.0 (https://www.nationalarchives.gov.uk/doc/open-government-licence/version/3/). Trading details, including our address, are at uprently.com/terms.