The Property Chamber tribunal. How it works and how to use it.
The First-tier Tribunal (Property Chamber) is the specialist court for housing and property disputes in England. It is designed to be used without a lawyer, it is cheaper than county court, and for tenants claiming rent repayment orders or challenging rent increases, it is the only route. This guide explains every stage of the process.
Apply if your landlord has committed a housing offence — unlicensed property, illegal eviction, harassment. Award up to 24 months' rent.
Challenge a Section 13 (Form 4A) rent increase notice before it takes effect. Tribunal sets the market rent independently.
Challenge the reasonableness of service charges levied by your landlord or freeholder.
Disputes about the premium payable to extend your lease or buy the freehold.
Challenge a landlord's deductions from your deposit when you cannot resolve it through the deposit scheme's own adjudication.
Applications by leaseholders to take over management of their building from the freeholder.
First-tier Tribunal (Property Chamber)
The Property Chamber tribunal.
How it works and how to use it.
Start My Claim prepares tribunal applications, evidence bundles, and witness statements — giving you the best chance of success without paying solicitor rates.
What the tribunal hears
Six types of case — and who can bring them.
From application to decision.
File your application online or by post using the appropriate form (Form RRO1 for rent repayment orders, RP forms for rent increase challenges). Pay the application fee (£100 for RROs; waived on benefits).
Acknowledgement and directions
The tribunal sends you and your landlord a Notice of Directions — a timetable setting deadlines for evidence, written submissions, and any preliminary hearings.
Your landlord responds
Your landlord has 28 days to respond to the application. Their response sets out their defence. You may then have the opportunity to reply.
Both parties exchange witness statements and supporting documents. The tribunal may hold a preliminary hearing to resolve procedural issues or narrow the issues in dispute.
A panel of a judge and specialist members hears the case. Both parties present their evidence and can question each other. The hearing typically takes 2–4 hours for an RRO case.
The tribunal issues its written decision, usually within 4 weeks of the hearing. For RROs, the decision states the amount to be repaid. Orders are legally enforceable in the county court.
What makes the difference at tribunal.
The tribunal reads your statement before the hearing. A well-structured statement that sets out the facts clearly is your most important document.
Number every page, add a table of contents, and make sure each document is clearly referred to in your statement.
For an RRO, you need to prove how much rent you paid and when. Bank statements are the clearest evidence.
Request a letter from your council confirming the property's licensing status. This is usually conclusive evidence.
You can present evidence, answer questions, and hear your landlord's account. Even if you have a video option, attending in person often has a stronger impact.
Bring three copies of all your documents — one for you, one for your landlord, one for the panel.
You can access free advice on the day
The Housing Loss Prevention Advice Service (HLPAS) provides free legal advice to tenants before and on the day of tribunal hearings, regardless of income. Your regional Citizens Advice Housing Service can also assist with preparation.
Let Start My Claim handle your tribunal application.
We prepare your application form, witness statement, and evidence bundle — everything you need to go to tribunal with confidence. Rent repayment orders from £147. Rent challenges from £67.
Property Chamber — FAQ
Sources: First-tier Tribunal (Property Chamber) Rules 2013 (SI 2013/1169) · Housing and Planning Act 2016, Part 2 · Housing Act 1988, s.13 · Renters’ Rights Act 2025 (c.34) · Tribunal Procedure (First-tier Tribunal) (Property Chamber) Rules 2013