Fair Rent Determination for Property Condition

OUTCOME: Allowed

FR27 First-tier Tribunal – Property Chamber File Ref No. LON/00AE/F77/2025/0213

Notice of the Tribunal Decision

Rent Act 1977 Schedule 11

Address of Premises The Tribunal members were 395A [ADDRESS] [POSTCODE]

Mr. [RESPONDENT] Mr [APPELLANT]

Tenant Mr [APPELLANT]

1. The fair rent is £378 Per Month (excluding water rates and council tax but including any amounts in paras 3&4)

2. The effective date is 23 October 2025

3. The amount for services is

Per

None

4. The amount for fuel charges (excluding heating and lighting of common parts) not counting for rent allowance is

Per

None

5. The rent is not to be registered as variable.

6. The capping provisions of the Rent Acts (Maximum Fair Rent) Order 1999 do not apply as this is a first registration.

7. Details (other than rent) where different from Rent Register entry

8. For information only:

(a) The fair rent to be registered is not limited by the Rent Acts (Maximum Fair Rent) Order 1999, because it is the First Registration.

[NAME] of decision 23 October 2025

FR27

1

Case Reference

: LON/00AE/F77/2025/0213

Property : 395A [ADDRESS] [POSTCODE]

Tenant

: Mr [COUNSEL]

Landlord : [APPELLANT] : None

Date of Landlord’s Objection : 18 May 2025

Type of Application : Section 70, Rent Act 1977

Tribunal

: Mr [NAME] Mr [NAME] of Summary Reasons : 23 October 2025

_______________________________________________

DECISION

The sum of £378 per calendar month will be registered as the fair rent with effect from 23 October 2025, being the date, the Tribunal made the Decision. ____________________________________

© CROWN COPYRIGHT 2024 FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)

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SUMMARY REASONS

Background

1. Following an objection from the Landlord to the determination of a fair rent by the Rent Officer, the Tribunal has made a determination under the provisions of the Rent Act 1977.

2. The parties did not request a hearing to determine this matter and the Tribunal agreed with this arrangement. The Tribunal considered this case on the basis of the papers provided by the parties and the Rent Officer with the assistance of Rightmove and Google Maps.

The Inspection

3 The Tribunal inspected the property on the 23 October 2025 in the presence of the tenant Mr [APPELLANT].

Evidence

4. The Tribunal received completed Reply Statements from the parties. In addition, the Landlord’s agent provided comparable evidence of rental levels in the area together with a helpful floor plan. The Tribunal had before it, the Rent Officers first Registration and calculations for the rent registration on the 30 January 2024 to take effect on the 16 February 2024.

Determination and Valuation

5. Having consideration of the parties evidence and our own expert, general knowledge of rental values in the Willesden area, we consider that the open market rent for the property in its current condition would be in the region of £1,050 per month.

6 The Tribunal considered the submissions from the tenant regarding the condition of the property and based upon the inspection we consider a deduction of £577.50 per month (55%) should be applied to take into account the archaic condition of the property including kitchen fittings, significant plaster repairs and cracking, no white goods, carpets or curtains provided by the landlord, terms of tenancy agreement, tenant arranged for installation of boiler. This equates to approximately 55%

6. The Tribunal has also made an adjustment for scarcity at 20%

7. The full valuation is shown below:

3 Market Rent £1,050 pm

Less

approx. 55% £577.50

£472.50

Less Scarcity

approx. 20%

£94.50

£378 pm

Decision

8. The uncapped fair rent initially determined by the Tribunal, for the purposes of section 70, was £378 per calendar month. The capping provisions of the Rent Acts (Maximum Fair Rent) Order 1999 do not apply as this is a first registration.

9. Therefore the rent of £378 per calendar month is to be registered as the fair rent for this property.

Chairman: [NAME]: 23 October 2025

APPEAL PROVISIONS

These summary reasons are provided to give the parties an indication as to how the Tribunal made its decision. If either party wishes to appeal this decision, they should first make a request for full reasons and the details of how to appeal will be set out in the full reasons. Any subsequent application for permission to appeal should be made on Form RP PTA