Rent rises of up to 88% still passing in England despite Renters’ Reform Act

While tenants are challenging increases in record numbers, renters and landlords say system is ‘not working for anyone’

The rent tribunal system is “not working for anyone”, tenants and landlords have said, as rent increases of up to 88% continue to be approved despite Labour’s pledge to curb unfair rises.

Tenants are challenging rent increases in record numbers since the Renters’ Reform Act came into effect in May, making the process easier and less risky for renters.

But tenants and landlords have said people are facing increasingly long delays for hearings, and there’s a lack of consistency in how “fair market rent” is being decided.

Analysis of data from May to October by London Renters Union (LRU) showed 80% of tenants who went through the tribunal process saw their rent go up, by an average of £1,200 a year, although in most cases it was less than the landlord’s proposed increase.

In 36% of cases, the landlord’s proposed increase was approved in full, and in 42% of cases the rent increase was reduced.

In 16% of cases the rent increase was cancelled, and in 6% rent was lowered.

In one case, a rent tribunal approved an 88% rent increase on a property in Dagenham. The tenant, who paid rent via housing benefit, argued the increase would lead to undue hardship but still saw his monthly rent go up from £1,200 to £2,250.

In another case, a tenant who challenged a £17 a month rent increase, received a £200 rent decrease after the tribunal ruled the rent was actually too high.

Tenant unions have expressed concern over rent increases of 30% or more being regularly approved.

Jae Vail from LRU said: “The system is just clearly not doing what Labour said it would do in their manifesto, which was helping people challenge unreasonable rent increases. What could be a better definition of an unreasonable rent increase than 40% or 80%?

“And in places where rents in an entire area are rising really rapidly, this doesn’t protect you because it’s quite hard to evidence this is actually out of character.”

He added that renters were starting to face long delays to have their cases heard, and tenants in London have been asked to attend hearings in the Midlands due to backlogs.

The reforms, which took effect in May, mean the tribunal can no longer increase rent higher than the landlord’s application, and rent increases can no longer be backdated to before the tribunal decision. The abolition of “no fault” evictions also reduced the risk of landlords retaliating against tenants. The cost of applying is £47.

Chris Norris, chief policy officer at the National Residential Landlords Association, said the system “wasn’t working for anyone” and there were concerns inaccurate decisions were being made by an overstretched workforce.

“It’s very difficult for landlords to trust and have faith in the system,” he said. “There hasn’t been any more capacity or resource put into the tribunal system by the government to make sure this works, and only just over 30 [full-time] judges across the country are working on this.”