30% rent increase?

DGDG

Our landlord just raised our rent by 30% citing market value as the reason. We have stayed here for 8 years and initially they opened up for a counter offer from us as they value us as long standing tenants. We made a counteroffer which they now rejected. They won’t budge. I’m now wondering whether we have any chances of success at a tribunal?

• market value - comparison to other flat owned by landlord in building: they have another flat in the building which was originally on the market for 28% more due to differences in specs such as number of en suites, outside space, ceiling height etc (both were put on the market at the same time, freshly refurbished in 2018). They recently refurbished and let the other flat, and are using the rent they achieved as a basis for our price increase, with a small discount for the fact that our flat has not been refurbished. They say that the historic price difference between the flats no longer applies due to changes in the market and now want to charge the same rent for both. I don’t understand this argument fully. Our argument was that the price difference between the two flats should stay the same, so that’s the adjustment we offered. I am wondering whether this argument would be likely to have any viability at all tribunal?
• Market value in general: aside from referencing their other flat, the landlord also references market value in our area. But our flat is on a very busy commercial road on top of shops, so I wonder if they have compared to similar units, or just any properties in our area?

would any of these points have any significance at all at a tribunal?

• Finally, I’m very unwell and due to undergo surgery within the next few weeks. The landlord has given us two months before rent increase takes effect. I will struggle to property hunt, pack up an entire home, and organise a move whilst recovering. Is there any way they could be persuaded to at least give us more time to move before they raise the rent? We cannot absorb a 30% increase, we simply don’t have the funds even in the shorter term

Vitor

That is a horrid position to be in, particularly with surgery approaching. A 30% jump after eight years is understandably alarming.

That said, the government has added substantially to landlords’ tax and compliance costs. Those costs are not magically absorbed: where the local market permits, landlords will seek to recover them through rents. Ask for time, medical evidence and a short postponement, but gather proper local comparables now.

Woodstok2000

Do your own research on market value and come up with a reasonable rent. That's a starting point for negotiation, but be prepared to then add a bit to account for the fact that you clearly don't want to move. Equally your landlord doesn't want you to move (hopefully) so they should be prepared to come down a bit from their initial position.

It's worth preparing yourself now for what you will do if the refuse to budge….

GrumpyDil

If you think the increase is too high compared to similar nearby properties and can't agree a figure with the landlord then you can apply to the tribunal to have it assessed.

https://www.gov.uk/guidance/apply-for-an-open-market-rent-determination

DGDG

Thank you. Definitely preparing to move if need be. Prior to making our counteroffer we did a fair bit of research but it’s clear that the landlord is not in agreement.

Therefore I was wondering whether anyone has any experience with or knowledge of how the tribunal operates and what considerations they typically make? Not keen on taking it that far of course but I don’t want to leave any viable options unexplored

FlorayG

The tribunal is very unlikely to "offer more time" but the landlord might. Note that the rent cannot increase until the tribunal has made a decision so it's in your interest to appeal now.

I think your first two arguments are substantial; your flat is clearly worth less than the other but you need documented proof of how much better the other one is, such as details of their bathroom and details of yours, for example.

As for situation yes they will definitely take that into account. Comparisons of rent need to be with other flats over shops on busy roads, not with dedicated flat blocks in quiet cul de sacs

This blog post will be useful to you

https://theindependentlandlord.com/ftt-challenge/?ml_recipient=200829105734681638&ml_link=200829090207368519&utm_source=newsletter&utm_medium=email&utm_term=2026-10-09&utm_campaign=Two+new+FTT+rent+challenge+cases+the+afterlife+of+Section+21+and+cake+

anselld

Firstly, is the Landlord notice a formal Section 13 notice in the prescribed form. Rent can only be increased if the notice is correctly served.

Secondly, you can apply to tribunal as mentioned above. Even if they side with the Landlord it may buy you some more time since the decision is not backdated; it would apply the first rent day after the tribunal decision.

FlorayG

https://forums.moneysavingexpert.com/discussion/comment/82163658#Comment_82163658

Oh yes, absolutely...all rent increases MUST be via a section 13 notice by law since May 1st 2026

kten

Go search on ONS (Office of National Statistics) website for your local area's private rent data for your property size including average rent as well as most recently rent increase percentage (https://www.ons.gov.uk/economy/inflationandpriceindices/bulletins/privaterentandhousepricesuk/september2026#private-rents-by-property-size). To my knowlage, in Englang up to August 2026 the rent inflation is 4%. So 30% increase sounds excessive. You can use ONS figures to strenthen your arguments to the landlord and in your appeal to the above mentioned authority. Given your current situation, there's nothing to loose.

anselld

https://forums.moneysavingexpert.com/discussion/comment/82164107#Comment_82164107

This is over 8 years though. 30% over 8 years is only 3.3% per annum.

It is nice not to have annual increases but it is a shock to the system when a reset is finally needed.

HouseHuntingAmy

What an awful time to be dealing with this, on top of surgery. One thing worth knowing about the tribunal route: they don't decide whether the increase is fair, they decide what the market rent for your specific flat is - and they can set it higher than what the landlord proposed, not just lower. So go in with genuine comparables (same road, same condition, above the shops) rather than arguments about the other flat's historic price gap, which I suspect won't carry much weight on its own.

On timing: the increase can't take effect until the notice period runs, and if you challenge it the tribunal date itself pushes things back. Shelter's helpline is free and very good on exactly this - they can also tell you quickly whether the notice itself was served properly, because if it wasn't, none of it stands. Given the surgery, getting them in your corner early is worth more than any argument you can make to the landlord directly.