Form 4A evidence pack
Put the ONS average rent for your council and bedroom count next to your own comparables and the proposed rent, then print a dated summary to keep with your Form 4A.
Free during beta The printable pack will be part of a paid plan later. Everything works free during the beta.
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What goes in a good evidence pack
If your tenant refers a Form 4A to the First-tier Tribunal, you can reply on form MR2 within 28 days. The tribunal decides the rent a willing landlord could expect on the open market for this home on these terms, and it cannot go above the rent you proposed. Evidence that helps most is specific: similar homes, nearby, let recently, with the differences explained.
- Comparables: three or more homes with the same bedroom count, let or advertised in the last six months, with source and date.
- Condition and improvements: what you have done and when. Improvements the tenant paid for are disregarded.
- Context: the ONS average for the council, labelled as an average of new and existing tenancies. It usually sits below current asking rents.
Average rents for every council in England, with a three-year trend, are on the rents by council pages.
Frequently asked questions
What evidence does a rent tribunal look at?
Mainly rents for similar homes let nearby, adjusted for differences in size, condition, furnishing and what the rent includes. It can inspect the property, and it uses its own knowledge of the local market. Official averages are background, not proof of a market rent.
Why does the pack use ONS averages and not median rents?
ONS stopped publishing median and lower-quartile private rents by council in December 2023. Its Price Index of Private Rents gives mean rents by council and bedroom count every month; we use the September 2026 figures released on 21 October 2026.
Will the pack tell me if my increase is justified?
No. Only the First-tier Tribunal decides the open-market rent. The pack lays out the facts side by side so you can see where your proposed rent sits and show your workings if challenged.
Where is my data stored?
In your browser only. The comparables and rents you enter never leave your device; download a backup from the tracker if you want a copy.
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