The property is a modern three-bedroom semi-detached house in Redcar, North Yorkshire, let on a monthly tenancy that began in August 2024. The existing rent was £1,045 a month. In May 2026 the landlord, a company, served a section 13 notice (as amended) proposing £1,145 a month from 28 August 2026, a rise of £100. The tenant referred the notice to the tribunal. Neither party asked for a hearing, so the case was decided on the papers.
The landlord put forward three three-bedroom houses in Redcar let between October 2025 and March 2026 at £1,175 to £1,200 a month. The tenant put forward two similar houses advertised at £975 and £980. The tribunal noted that the same landlord was advertising similar properties at substantially lower rents, which it said was indicative of the current market, and gave greater weight to the tenant's comparables. It set the rent at £980 a month, £65 less than the existing rent, with no adjustments.
For a landlord planning a rent review, the lesson is that current asking rents can outweigh rents achieved a few months earlier. Before serving a notice, check what similar properties are being advertised at now, including your own, and do not rely only on past lets. A proposed rise does not set a floor: the tribunal can determine a rent below what the tenant currently pays.
What the tribunal relied on
- The landlord's comparables were three-bedroom houses in Redcar let between October 2025 and March 2026 at £1,175 to £1,200 a month.
- The tenant's comparables were two similar three-bedroom semi-detached houses advertised at £975 and £980 a month.
- The tribunal found that the same landlord advertising similar properties at substantially lower rents was indicative of the current market.
- The tribunal had no evidence to justify any adjustment to the market rent.