Law watch: rent challenges, and the plan to move first decisions to the Valuation Office
On 9 September 2026 the Government said the Valuation Office will in future make the first decision on a challenged rent increase. No date is set and the law has not changed: tenants still apply to the First-tier Tribunal.
Published 29 September 2026. Checked against the law on 29 September 2026.
What was announced
On 9 September 2026 the Government said that the Valuation Office (part of HMRC) will take over the first decision on a rent a tenant has challenged. This needs new legislation, and no date has been given.
What the law is today
Nothing has changed yet. A tenant who gets a section 13 notice (Form 4A) can still apply to the First-tier Tribunal before the new rent starts. It is free. The tribunal can confirm the landlord's figure or set a lower one. It cannot set a rent higher than the landlord proposed, and the new rent cannot be backdated.
Why it matters
More tenants are using the tribunal since 1 May 2026. One trade analysis counted 109 market rent decisions in May 2026, 129 in June and 166 in July, against about 42 a month before. These are not official figures.
What to do
- Landlords: propose a rent you can support with local listings, and keep them. A figure above the market is likely to be reduced.
- Tenants: compare the proposed rent with similar homes nearby before you apply, and apply before the date on the notice.
What we updated
How to raise the rent and the tenant guide Rent increases, which now says plainly that the tribunal cannot set a higher rent.
This is information about English law, checked on the date shown, not legal advice.
Where this comes from
Questions people ask
Can the tribunal set my rent higher than the landlord asked?
No. Since 1 May 2026 it can confirm the landlord's proposed rent or set a lower one, never a higher one.
Has the Valuation Office taken over rent challenges?
Not yet. The Government announced the plan on 9 September 2026, but it needs new legislation and has no date. Tenants still apply to the First-tier Tribunal.
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