Fair Rent Determination for Property Under Rent Act 1977

OUTCOME: Allowed

FR24 First-tier Tribunal – Property Chamber File Ref No. TR/LON/00AC/F77/2024/0021

Notice of the Tribunal Decision

Rent Act 1977 Schedule 11

Address of Premises The Tribunal members were 34A [ADDRESS], [POSTCODE]

[NAME] Mr [APPELLANT]

Landlord F [APPELLANT]

Tenant Ms [APPELLANT]. [APPELLANT]

1. The fair rent is £11, 544.00 Per Year (excluding water rates and council tax but including any amounts in paras 3&4)

2. The effective date is 10 April 2024

3. The amount for services is N/A Per

not applicable

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

N/A Per

not applicable

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

6. The capping provisions of the Rent Acts (Maximum Fair Rent) Order 1999 apply (please see calculation overleaf).

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 same as/below the maximum fair rent of £13, 154.00 per year prescribed by the Order.

[NAME] of decision 10 April 2024

FR24 MAXIMUM FAIR RENT CALCULATION

LATEST RPI FIGURE X 381.0

PREVIOUS RPI FIGURE Y 308.6

X 381 Minus Y 308.6 = (A) 72.4

(A) 72.4 Divided by Y 308.6 = (B) 0.234608

First application for re-registration since 1 February 1999 YES/NO

If yes (B) plus 1.075 = (C)

If no (B) plus 1.05 = (C) 1.284608

Last registered rent* £10,240 Multiplied by (C) = £13,154.39 *(exclusive of any variable service charge)

Rounded up to nearest 50p = £13,154.50

Variable service charge NO If YES add amount for services N/A

MAXIMUM FAIR RENT = £13,154.50 Per Year

Explanatory Note

1. The calculation of the maximum fair rent, in accordance with the formula contained in the Order, is set out above.

2. In summary, the formula provides for the maximum fair rent to be calculated by:

(a) increasing the previous registered rent by the percentage change in the retail price index (the RPI) since the date of that earlier registration and

(b) adding a further 7.5% (if the present application was the first since 1 February 1999) or 5% (if it is a second or subsequent application since that date).

A 7.5% increase is represented, in the calculation set out above, by the addition of 1.075 to (B) and an increase of 5% is represented by the addition of 1.05 to (B).

The result is rounded up to the nearest 50 pence.

3. For the purposes of the calculation the latest RPI figure (x) is that published in the calendar month immediately before the month in which the Tribunal’s fair rent determination was made.

4. The process differs where the tenancy agreement contains a variable service charge and the rent is to be registered as variable under section 71(4) of the Rent Act 1977. In such a case the variable service charge is removed before applying the formula. When the amount determined by the application of the formula is ascertained the service charge is then added to that sum in order to produce the maximum fair rent.

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Case Reference

: LON/00AC/F77/2024/0021

Property : 34A [ADDRESS], [POSTCODE]

Tenant

: Ms [APPELLANT]

Landlord : Mr [APPELLANT] c/o [RESPONDENT] of Objection : 7 December 2023

Type of Application : Section 70, Rent Act 1977

Tribunal

: Mr [NAME]

Mr [NAME] of Summary Reasons

: 9 May 2024

_______________________________________________

DECISION

The sum of £11,544 per year will be registered as the fair rent with effect from 10 April 2024, being the date the Tribunal made the Decision. ____________________________________

© CROWN COPYRIGHT 2023

FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)

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SUMMARY REASONS

Background 1. Following an objection from the Tenant 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.

Inspection 2. The Tribunal carried out an inspection of the property on 28 March 2024.

Evidence 3. The Tribunal has consideration of the written submissions provided by the Tenant.

Determination and Valuation 4. Having consideration of our own expert, general knowledge of rental values in the area, we consider that the open market rent for the property in good tenantable condition would be in the region of £1,850 per calendar month – which is equivalent to £22,200 per year. From this level of rent we have made adjustments in relation to:

• The Tenant’s provision of white goods, carpets, curtains and other similar furnishings • The lease terms of the tenancy being less attractive to a potential tenant than those which are generally expected in the market as regards internal decorations • The kitchen at the property being basic and dated • The bathroom at the property being basic and dated • The external condition of the property, including the single glazing, guttering and drainage issues, the access to the property and the property’s door not closing – nor opening fully • The internal condition of the property, including damp, mould and water ingress issues and plumbing problems

5. The Tribunal has also made an adjustment for scarcity.

6. The full valuation is shown over-page:

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7. The Tribunal determines a rent of £11,544 per year and this equates to £962 per calendar month.

Decision 8. The uncapped fair rent initially determined by the Tribunal, for the purposes of section 70, was £11,544 per year. The capped rent for the property according to the provisions of the Rent Acts (Maximum Fair Rent) Order 1999 is calculated at £13,154.50 per year. The calculation of the capped rent is shown on the decision form. In this case the lower rent of £11,544 per year is to be registered as the fair rent for this property.

Chairman: [NAME]: 9 May 2024

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 request for full reasons should be made within a month. Any subsequent application for permission to appeal should be made on Form RP PTA