First-tier Tribunal (Property Chamber)
The tribunal that decides many housing disputes in England: challenged rent increases, rent repayment orders, banned fees, licensing appeals and leasehold service charges.
In short: The First-tier Tribunal (Property Chamber), Residential Property, is an independent tribunal for housing disputes in England. Tenants use it to challenge a section 13 rent increase or claim a rent repayment order; landlords use it to appeal council notices and penalties. Possession claims go to the county court, not the tribunal.
Rent and rent increasesFor tenants
England. Checked against the law on 5 October 2026. Information, not legal advice.
What it decides, among other things:
- Rent increases: a tenant who applies before the start date of a section 13 increase gets a market rent decided. Since 1 May 2026 it cannot set a rent higher than the landlord proposed.
- Rent repayment orders against landlords who committed certain offences.
- Banned fees under the Tenant Fees Act 2019.
- Appeals against improvement notices, licensing decisions and civil penalties.
- Leasehold matters, such as whether service charges are reasonable.
It is less formal than a court and parties often represent themselves. The Government has announced a plan for the Valuation Office to make first decisions on challenged rents, but that needs new law and has no date.
Read more: Rent increases: once a year, two months' notice, and how to challenge one
Related: Section 13 notice, Rent repayment order
Where this comes from
Guides on this
Guide
How to raise the rent (once a year, section 13)
In England you can raise the rent once every twelve months, by a section 13 notice on the prescribed form with two months' notice. Here is the procedure and what the tenant can do about it.
Guide
What to do when a tenant stops paying rent
Rent arrears in England: check the facts, talk early, agree a plan in writing and keep records. If it cannot be solved, possession is by section 8 notice and a court order only. Never change the locks.
Guide
Rent in advance and rent bidding: what the Renters’ Rights Act allows
Since 1 May 2026 you cannot take rent before the tenancy agreement is signed, can take at most one month's rent before it starts, and cannot invite or accept offers above the rent you advertised.
Template
Rent increase: how to complete Form 4A, with a covering note
In England a rent increase needs the official section 13 form, Form 4A, once a year with at least two months' notice. How to complete and serve it, and a short covering note to send with it. The form itself comes from GOV.UK.
Related terms
Glossary
Form 4A
The prescribed government form for a section 13 notice proposing a new rent on a private assured tenancy in England.
Glossary
Harassment of a tenant
Acts by a landlord or anyone for them that are likely to interfere with a tenant's peace or comfort, meant to make them leave or stop using their rights. A criminal offence.
Glossary
Joint and several liability
When people rent a home together on one tenancy, each of them is responsible for the whole rent and the whole of the tenancy, not just their share.
Glossary
Rent in advance
Rent paid before the tenancy starts. Since 1 May 2026 a landlord in England can take no more than one month's rent before the tenancy is entered into.
Glossary
Rent period
The interval the rent is paid for, such as a month or a week. Since 1 May 2026 a private assured tenancy can only have periods of a month or 28 days or less.
Glossary
Rent repayment order (RRO)
An order of the First-tier Tribunal that a landlord repay rent to a tenant, or benefits to the council, because the landlord committed certain housing offences.