Rent Rises Up to 88% Still Approved Despite Renters' Reform Act 2026

Rent rises of up to 88% are still being approved in England despite the Renters' Reform Act, according to new analysis that reveals deep flaws in the tribunal system meant to protect tenants. The Act, which came into effect in May, was supposed to curb unfair rent increases, but data from the London Renters Union (LRU) shows that the vast majority of tenants who challenge increases through tribunals end up paying more.

The findings raise serious questions about whether the new law is delivering on its promise. Tenants and landlords alike describe the system as "not working for anyone," citing long delays and inconsistent decisions.

What the Data Shows: Most Tenants See Rents Rise

Analysis of tribunal cases from May to October by the LRU found that 80% of tenants who went through the process saw their rent go up, by an average of £1,200 a year. In most cases, the increase was less than what the landlord had originally proposed, but it was still an increase.

In 36% of cases, the landlord's proposed increase was approved in full. In 42% of cases, the increase was reduced. Only 16% of tenants had the increase cancelled entirely, and a mere 6% saw their rent lowered.

One extreme case involved a property in Dagenham where the tribunal approved an 88% rent increase. The tenant, who paid rent via housing benefit, argued that the increase would cause undue hardship, but his monthly rent still jumped from £1,200 to £2,250.

In another case, a tenant who challenged a £17 a month increase ended up with a £200 rent decrease after the tribunal ruled the rent was already too high. Such outcomes highlight the inconsistency in how "fair market rent" is determined.

Why the Tribunal System Is Failing

The Renters' Reform Act made it easier and less risky for tenants to challenge rent increases, leading to a record number of cases. However, the surge has exposed structural problems.

Tenants and landlords report increasingly long delays for hearings, with some waiting months for a resolution. The lack of consistency in decisions is another major complaint, as different tribunals reach wildly different conclusions on similar cases.

According to the LRU, the system is "not working for anyone." Landlords face uncertainty and delays, while tenants often end up with higher rents even when they win a partial victory.

Key Takeaways for Renters and Landlords

• 80% of tenants who challenged rent increases through tribunals saw their rent go up, averaging £1,200 more per year.
• 36% of cases resulted in the landlord's full increase being approved, while 42% saw a reduction.
• Only 16% of increases were cancelled, and just 6% led to a rent decrease.
• One tenant faced an 88% rent increase despite arguing undue hardship.
• Delays and inconsistent decisions are eroding trust in the tribunal system.

How the Renters' Reform Act Changed the Process

The Renters' Reform Act, introduced by the Labour government, aimed to rebalance the relationship between landlords and tenants. It made it easier for renters to challenge unfair increases by removing fees and simplifying the application process.

Under the Act, tenants can apply to a tribunal to review a rent increase if they believe it is above market rate. The tribunal then determines the "fair market rent" based on comparable properties and other factors.

However, the Act did not set a cap on rent increases or provide clear guidelines on what constitutes a fair increase. This has led to inconsistent outcomes and criticism that the system still favors landlords.

Case Outcomes: A Mixed Picture

The table below summarizes the outcomes of tribunal cases from May to October, based on LRU data.

While the majority of tenants saw some reduction from the landlord's initial proposal, the fact that 80% still faced an increase suggests that the tribunal process is not providing the relief many had hoped for.

What This Means for the Housing Market

The ongoing issues with rent tribunals come amid a broader housing crisis in England. Rents have been rising sharply in many areas, and tenants are feeling the squeeze.

The government has pledged to address the housing shortage and improve affordability, but the effectiveness of the Renters' Reform Act is now in question. If the tribunal system cannot deliver fair and consistent outcomes, tenants may lose faith in the process.

Landlords, too, are calling for clarity. Without clear guidelines, they face uncertainty about what rent increases will be approved, which could discourage investment in the rental sector.

FAQ

As the housing crisis deepens, the pressure is on the government to ensure the Renters' Reform Act delivers on its promises. For now, tenants and landlords are left navigating a system that many say is broken.

For a closer look at how rent predictions sometimes miss the mark, see our analysis of Australia rent hikes: why 30% predictions are unlikely for renters.

Meanwhile, the backlog in housing courts is adding to the strain on renters facing no-fault evictions. Our report on the housing courts crisis: renters face no-fault evictions explains how delays are affecting tenants.

These issues are part of a wider pattern of housing stress. The housing courts crisis shows how systemic problems can leave renters vulnerable.

Understanding rent trends is crucial. Our article on Australia rent hikes offers a comparative perspective on how predictions can be misleading.

For those facing eviction, the housing courts crisis is a must-read to understand your rights.

Finally, stay informed about rent trends by reading our coverage of Australia rent hikes and the housing courts crisis.