Rent tribunal evidence: how to find comparable rents

Last checked 21 October 2026 against GOV.UK, legislation.gov.uk, Shelter and Citizens Advice. England only. Not legal advice.

If you ask the First-tier Tribunal (Property Chamber) to decide your rent, it works out the open market rent - what your landlord could expect to get if the home were let on the open market. GOV.UK says this can end up lower than, or the same as, the rent in your landlord's notice. For notices served from 1 May 2026 it can't be higher. Good evidence about similar homes nearby is the heart of your case.

What evidence counts most

GOV.UK says you should include evidence from similar nearby properties - similar size, features and location - showing how much they were rented for. In order of strength:

1. Actual agreed lettings (real tenancy agreements or confirmed rents) - GOV.UK says these are stronger than adverts. Shelter says tenancy agreements for similar properties are the best evidence.
2. Adverts on Rightmove, Zoopla or from local letting agents - these can still help.
3. GOV.UK says market rental agreements are usually stronger evidence than housing association rents, previous fair rent decisions or Local Housing Allowance rates.

Build a simple comparables table

Put each comparable home in one row so the tribunal can see at a glance how it compares with yours:

Be honest about differences. A bigger or better-kept home nearby that rents for a similar amount is useful evidence; a smaller one at a higher rent is still worth listing if you explain why.

Our free checker gives you your tribunal deadline. The £9.99 Dispute Kit gives you the full findings for your notice and a letter to your landlord filled in with your dates. It is self-help information, not legal advice.

Evidence about your own home

GOV.UK asks for as much detail as possible about your home, including:

• a floor plan - or a rough layout if there isn't one - and the size of each room;
• a recent photo of each room, and one of the front of the property;
• features such as central heating, double glazing, carpets, curtains, appliances and furniture, and who provided them;
• details and photos of any repairs or improvements, including who did the work and who paid;
• local amenities such as public transport, shops and schools.

If your home needs repairs, say so and include photos. Shelter says the tribunal can visit your home if you or your landlord ask, and you should tell it about any damp or repairs needed. If you think an inspection or hearing is needed for a fair decision, GOV.UK says to explain why in your application.

Where to look

• Property portals: Rightmove and Zoopla adverts for similar homes nearby. Save screenshots with the date, because adverts disappear.
• Letting agents: ask local agents what similar homes have let for recently.
• Neighbours and friends: Shelter suggests asking friends in similar properties what they pay, and speaking to a local renters' union.
• Published tribunal decisions: GOV.UK publishes residential property tribunal decisions, which you can filter to "Rents". Reading a few shows how the tribunal sets out its reasons.

When you're ready, see how to apply to the tribunal yourself, step by step.

Frequently asked questions