1. The figure
Check what comparable homes support
Start with evidence from genuinely similar properties. Location, bedrooms, condition, furnishings and included services can matter more than a broad area average.
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Market-rent evidence
How to judge market-rent evidence before a Section 13 rent increase
The figure matters more than the form at the start. Before you serve Form 4A, check whether the comparables actually support the rent you want to charge.
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2. The evidence
Keep a record of the comparison
Save the listings, dates and reasons for including or excluding each comparable. A clear evidence trail is more useful than a long list of properties that do not match the let.
3. The route
Choose paperwork that fits the risk
A supportable proposal can follow the standard notice route. Existing objections, weak comparables or a likely tribunal challenge call for a fuller evidence and response file.
Not every nearby advert carries the same weight
Some listings genuinely support the market calculation. Others are useful context. Some are too old, too different, or too extreme to carry much weight.
The checker separates those groups so you can see which comparables actually affected the median and which ones were shown for context only.
Supportable is not the same as maximum
A supportable rent is not always the highest advert you can find nearby. It is the figure you can explain calmly using the best available comparables.
If the strongest listings point closer to the middle of the range, the more sensible move may be to serve a lower increase and keep the file cleaner.
Your next decision
Check first, then prepare only what the case needs
Use the free checker to test the proposed rent and the strength of the evidence. If the result supports the increase, continue to the notice route. If the tenant has objected or the evidence is borderline, review the challenge route before serving anything. This keeps the paid step tied to the facts instead of asking you to choose a pack too early.
