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How Often Do Landlords Actually Evict Tenants?
By Phil Shelley · 12 Oct 2026 · 5 min read
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Who we are
Changing lettings for goodWe built Hello Neighbour to make letting fairer, faster and more human. Landlords stay in control with our platform and team behind them, and tenants get a better way to rent.
A rental valuation with the evidence in it, not just a number. Real letting data, a lettings expert’s judgement, and plain English. Resulting in the best rent without a long void, an increase your tenant accepts, and a case that stands up at a Tribunal.
No obligation. Four short steps, about three minutes.
Under the Renters' Rights Act you cannot accept more than the advertised rent. Once the price is out there it can only stay or come down, so it has to be right before the listing goes live.
58%
Viewing requests peak on the day a listing goes live, at 13.9% of everything it will ever get, and fall away fast. Miss the mark and the tenants looking that week dismiss it; a price cut later relaunches a listing most of them have already seen.
New lets11 days
Eleven void days wipe out a 3% rent rise on a £2,000 pcm flat: £720 a year against £67 a day. Pricing high to test the market rarely pays.
Void costOnce
On a tenancy the rent can be reviewed once a year, and a First-tier Tribunal can only confirm or reduce a challenged increase. The figure you start with sets the next twelve months.
Rent reviewsSources: Hello Neighbour, viewing-request analysis of 911 Greater London listings that went live January 2025 to July 2026, each followed for eight weeks, excluding the 10% of listings that account for 70% of requests after day 28. Hello Neighbour, "Valuation: how to get it right", updated 19 September 2026.
We followed 911 Greater London listings for eight weeks after they went live and counted when the viewing requests came in. The pattern is the same whatever the property.
Source: Hello Neighbour, viewing-request analysis of 911 Greater London listings that went live January 2025 to July 2026, each followed for eight weeks, excluding the 10% of listings that account for 70% of requests after day 28.
The busiest day a listing will ever have is the day it appears. The second busiest is the day after. By the end of the first week most of the interest it will ever get has already arrived.
That is why the first asking price matters more than any negotiation after it. The tenants searching that week see the price and either book or move on. Under the Renters' Rights Act you cannot take more than you advertised, and a cut later puts the listing back in front of people who have already dismissed it.
Launch at the right price while the listing is fresh. Miss it and the tenants looking that week move on; cut it later and you are relaunching a stale listing.
The comparable evidence a Section 13 increase needs, set out so a tenant or a tribunal can follow it.
An independent check on the rent your property is being advertised at.
Call us on 020 8138 8848 if it is just outside. We may still be able to help.
The report values the rent. The sale figure in it is only a yield cross-check.
An instant online estimate gives you a number. This report shows the working, which is what a tenant or a Tribunal will ask for.
An instant online estimate gives you a number. This report gives you the evidence behind it. For a new let, that means a price tenants take seriously in the first few days, when the listing is seen most and a mispriced property is simply dismissed. For a rent review, it means enough to defend an increase at a Tribunal, and enough to show a tenant the figure is reasoned, which is what gets it agreed without a dispute.
Let-agreed and live listings near you, plus any you send us, with a line on why each one counts or does not.
Rents achieved and viewing feedback from our own lettings, enriched with industry-leading property data as an independent cross-check.
12 weighted factors move the figure within the market range, from transport and EPC to condition and outdoor space.
A valuation expert sets the figure, writes their advice on price and presentation, and puts their name on the cover.
Every report is built from one locked template. The market range comes from the comparables; the scoring positions your property within that range; the recommendation sits where the evidence points. Each figure can be traced back to its source and the date it was pulled.
For a Section 13 increase the evidence is set out the way a First-tier Tribunal expects it: like-for-like comparables, weighted towards achieved lettings rather than asking prices, with every adjustment explained. That detail does two jobs. It stands up if the tenant challenges the increase, and it shows the tenant the figure is reasoned, which is what gets it agreed without one.
From the valuer's advice in the sample report, 5 October 2026List at £2,000 pcm rather than £2,050. It sits on a portal search band boundary, so the listing shows in searches either side of it, and the let-agreed evidence on your street supports it.
A tenant can challenge a Section 13 increase, and a First-tier Tribunal can only confirm or reduce it. The rise does not take effect until it rules. The report gives you the figure and the evidence; for £100 we serve the notice and negotiate it, so the conversation with your tenant is ours, not yours.
Anything else, call us on 020 8138 8848 or email contact@hello-neighbour.com. A valuation expert, not a sales team, answers.
Yes. The report is normally £50 and is free through our current offer. If your property is tenanted and you want us to complete and serve the Section 13 notice and negotiate the final increase with your tenant, that is £100. Landlords on Management Complete or Management Plus get that as standard.
No. You do not need to use us for anything else to get the report, and there is no obligation afterwards.
One of our valuation experts. They review every comparable, score the property, set the recommendation and add their own advice. Their name is on the cover.
Yes. The report sets out the comparable evidence and the adjustments behind the figure, so a tenant or a tribunal can follow the working. For £100 we will also serve the notice and negotiate the final figure with your tenant.
Yes. Add the links in the notes on the last step of the form. Your valuer assesses each one with the rest and says why it does or does not count.
London. Get in touch if your property is just outside and we will tell you straight away whether we can help.
Not sure whether a review is worth doing this year, or whether your property is just outside our area? Call and a valuation expert will give you a straight answer before you fill anything in.
The figures behind this page: why the first price counts, what a void costs and how we weigh the evidence.
From 1 May 2026, the Renters’ Rights Act changed how landlords can negotiate with tenants. Rental bidding is banned, rent review clauses are void, and every conversation needs a clear paper trail. In this article we share the benefit of managing over 7,000 offers.
One figure, backed by let-agreed evidence and a valuer's advice, before the listing goes live or the notice goes out.
Free for London landlords through our current offer. On a tenanted property we serve and negotiate the rent increase for £100, included as standard with Management Complete and Management Plus.
Enquire
Thanks{first_name_token}. Your valuation expert has your details and will be in touch only if something needs confirming. Your report will arrive as a PDF by email within one working day. If you asked us to serve and negotiate the rent increase, they will talk you through the next step and arrange payment then.
