Using Our Services

The Residential Property Tribunal Service (RPTS) is the umbrella organisation for the five regional offices called Rent Assessment Panels providing an independent, fair and accessible tribunal service in England for settling disputes involving private rented and leasehold property. We can deal with:

• Rent Disputes
• Leasehold disputes
• Housing Act Appeals\Applications

Rent Assessment Panels do not have the power to deal with all types of dispute about rents and leasehold matters. They are quasi-judicial bodies, which means that housing legislation has given them the powers to settle some disputes which would otherwise have to be dealt with by the Courts. They provide an easier and generally cheaper alternative to the Court system. The Panels do not charge for dealing with disputes about rents or the Right to Buy. There is a scale of fees for some, but not all, types of leasehold dispute.

Rent Assessment Panels have no legal powers to become involved in disputes about commercial property.

The legislation which gives Rent Assessment Panels their powers allows them to work either as Rent Assessment Committees,  Rent Tribunals, Leasehold Valuation Tribunals or Residential Property Tribunals.

Composition of Rent Assessment Committees, Rent Tribunals, Leasehold Valuation Tribunals and Residential Property Tribunals

Committees and Tribunals have quasi-judicial status and are made up of independent and experienced housing lawyers, valuers and lay people. The Committee and Tribunal members are appointed to one or more Panels. Members qualified to chair Committees and Tribunals are appointed by the Lord Chancellor and other Members are appointed by the Department for Communities and Local Government. Three Members usually sit on each Committee or Tribunal.

The handling of cases

This section contains only general information about our service. Information on how we handle particular types of cases can be found under the sections dealing with Rent Disputes, Leasehold Disputes and Right to Buy Appeals. Further information can be found in the sections explaining Rent Assessment Committees, Leasehold Valuation Tribunals and Residential Property Tribunals. Detailed information on the various case types can be found in our Guidance Notes section, which also contains downloadable application forms and other publications.  Alternatively, staff at the panel offices can provide information about how to apply and can send the appropriate forms. Some cases, for example disputes about rent, can be dealt with wholly by correspondence when both the landlord and tenant will put their side of the case in writing. However many rent cases and all disputes about leasehold property will involve a hearing, which is a meeting with the Committee or Tribunal where both sides can put their point of view.

Hearings

Hearings are open to the public. Sometimes the Committee or Tribunal itself will decide that the fairest way to deal with a case is to hold a hearing. Hearings usually take place in meeting rooms as close to the property concerned as possible, for example in the local Town Hall or in a church hall. Hearings organised by the London Panel generally take place at the panel offices in central London. In some circumstances, for example if a tenant has restricted mobility, hearings can take place at the property itself if the tenant agrees to this.

Hearings are kept as informal as possible. Parties can state their own case if they wish or they may be represented by an advocate e.g. friend or relative or professional expert. Committees and Tribunals seek to ensure that both sides have a fair chance to state their case, especially when one party to a case is professionally represented but the other party presents their case in person.

Inspections

Whether or not there is a hearing, in most cases the Committee or Tribunal (generally accompanied by the Committee or Tribunal Clerk) will wish to make an inspection of the property. They may also look at other similar properties mentioned in evidence if they think this is appropriate. Inspections can only be made if the tenant agrees that the Committee or Tribunal may enter the property. Inspections may take place before or after the hearing, and are generally on the same day but may occasionally be on another agreed date.

Landlords and their representatives may attend inspections if the tenant agrees. However, they must arrange this with the tenant before the date of the inspection. If the tenant does not agree, the landlord or their representative cannot enter the property.

Decisions

The Committee or Tribunal will issue a written document explaining their decision and the reasons for it as soon as possible after they have dealt with the case.

Leasehold Valuation Tribunals and Residential Property Tribunals will issue a single document explaining their decision. A Rent Assessment Committees will issue a single page decision document and a separate document , called the summary reasons, briefly explaining the reasons for their decision. Both the landlord and the tenant have the right to ask for a fuller explanation of the reasons for the decision. Rent Tribunal determinations are issued in a standard register format.

Committee and Tribunal decisions are binding on all parties, although appeals are possible in certain circumstances

We cover the whole of England from five regional offices based in:

• London
• Manchester
• Birmingham
• Cambridge
• Chichester.