What happens after you apply to challenge a rent increase?

After you apply for a market rent determination, the tribunal process begins. The exact steps can vary, but the main purpose stays the same: the tribunal decides the open market rent using the information and evidence available.

You should keep copies of your application, your rent increase notice, your tenancy agreement if you have one and any rent evidence you rely on.

Check your rent increase for free if you are still gathering evidence before applying.

The tribunal reviews the application

GOV.UK guidance explains that the tribunal will review the information provided. If you applied online, the tribunal sends a copy of your application and attachments to your landlord. If you apply by email or post, you may need to send your application and attachments to the landlord or their representative.

This is why it is important to keep your evidence organised. Anything you submit may be shared as part of the process.

The tribunal may ask for more information if something is missing. It may also send directions explaining what happens next and when evidence needs to be provided.

The landlord responds on form MR2, within 28 days

Your landlord can respond to your application. They do this on form MR2, and they have 28 days from the date the tribunal contacts them.

The landlord may provide their own rent evidence. This could include comparable rents, property details or an explanation of how they reached the proposed rent.

Do not assume your evidence is the only evidence the tribunal will see. The decision is based on information from both sides and the tribunal’s own expertise.

You then have 14 days to reply, on form MR3

When the tribunal first makes contact with you, it sends you form MR3. That is also the form you use to reply to what your landlord said on their MR2.

You have 14 days to send that reply. This is a real deadline, so it is worth knowing about it before the landlord’s response arrives rather than after.

If you are working from a copy of form MR1 dated 05.26, page 22 of it tells tenants to reply on form MR2. That was a mistake in the form, and HMCTS corrected it on 1 July 2026. The 14 days is right. The form is MR3.

Evidence may be exchanged

At some stage, you may need to send evidence to the tribunal and the landlord. The tribunal will usually tell you what is needed and when.

This is where organised evidence helps. A clear set of comparables is easier to understand than scattered screenshots.

For each comparable, record the rent, property type, bedrooms, location, date found and key differences. If your home is in worse condition than a comparable, explain that. If a comparable includes bills and your rent does not, explain that too.

Evidence should be factual. Avoid emotional language where possible. The rent increase may feel stressful, but the evidence needs to help answer the market rent question.

The tribunal may decide on papers, inspect or hold a hearing

The tribunal can decide whether it needs an inspection or hearing, or whether it can decide using the documents.

This means your written evidence matters. If no hearing takes place, the documents may be the main way your position is understood.

If there is an inspection or hearing, prepare by reviewing your evidence. Know which comparables are strongest and why. Think about the differences between your home and any examples used by the landlord.

UpRently does not represent you at a hearing or tell you what to say. It helps you understand and organise the rent evidence.

The tribunal makes a decision

The tribunal decides the open market rent. It will send a written decision explaining the rent and when it starts.

For a challenged rent increase under the current rules, the tribunal cannot set the rent higher than the landlord’s proposed rent. It can decide that the open market rent is lower, or that the proposed rent should be confirmed.

GOV.UK sets out when the new rent starts, and it is worth knowing before the decision lands.

• If the proposed start date in your landlord’s notice falls after the tribunal decides, the new rent is usually payable from that proposed date.
• If the tribunal decides after the proposed start date has already passed, the new rent usually starts from the next payment date after the decision.
• If your tenancy is less than six months old, the new rent will not start earlier than the day you sent your application in.

If paying from that date would cause you hardship, that had to be raised in the application itself, with your financial details. See MR1: apply for a determination of an open market rent. Read the decision notice carefully either way, because it says what applies to you.

What you should do while waiting

Keep paying the rent that is currently due unless you have clear advice saying otherwise. If you are worried about arrears or affordability, get advice quickly.

You may also want to set aside money if you can. If the tribunal confirms the proposed rent, you may need to pay the new amount from the relevant date. This can create pressure if you have not planned for it.

Keep all emails, letters and documents together. Good records reduce confusion.

How UpRently helps before and during the process

The UpRently Rent Rise Checker helps you understand whether the proposed rent looks supported by local market evidence.

The Evidence Pack helps organise comparables and methodology in one place. It can support your own understanding and help you keep evidence clear.

It does not submit evidence for you, replace tribunal instructions or guarantee an outcome. Always follow the tribunal’s directions and check official guidance.

What to read next

• MR1: apply for a determination of an open market rent
• What evidence helps with a rent increase challenge?
• Can the tribunal increase your rent above the landlord’s proposal?
• The £47 market rent application fee and when you do not have to pay
• Help with Fees for a rent tribunal application