First-tier Tribunal Adjusts Rent Due to Health and Safety Issues

OUTCOME: Allowed

MR22 First-tier Tribunal – Property Chamber File Ref No. LON/00BB/MNR/2025/0933

Notice of the Tribunal Decision and Register of Rents under Assured Periodic Tenancies (Section 14 Determination or Section 22 Determination)

Housing Act 1988 Section 14

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

[NAME]

Landlord [RESPONDENT] [NAME] 54 [ADDRESS] [POSTCODE]

Tenant [NAME] [NAME] [APPELLANT]

1. The rent is: £ 540.00 Per month (excluding water rates and council tax but including any amounts in paras 3)

2. The date the decision takes effect is: 4 September 2025

*3. The amount included for services is/is

negligible/not applicable - Per -

*4. Service charges are variable and are not included

5. Date assured tenancy commenced 1 September 2021

6. Length of the term or rental period Monthly

7. Allocation of liability for repairs As per the tenancy agreement.

8. Furniture provided by landlord or superior landlord One wardrobe and one desk

9. Description of premises This is a large, converted house which has 7 bedrooms which are separately let out. The property has a bathroom, kitchen and small shower room.

[NAME] of Decision 1 December 2025

(c)

FIRST-TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case Reference : LON/00BB/MNR/2025/0933 Property : [ADDRESS] [POSTCODE] Tenant : [NAME] Landlord : [APPELLANT] [NAME] of Application : Section 13 Housing Act 1988 Tribunal Members : Mrs [NAME] and venue of Consideration : 1 [ADDRESS], [POSTCODE] Date of Summary Reasons : 1 December 2025

_______________________________________________

DECISION

The Tribunal determines a rent of £540.00 per calendar month with effect from 4 September 2025. ____________________________________

SUMMARY REASONS

2 Background 1. On 15 July 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £950.00 in place of the existing rent of £650.00 per month to take effect from 4 September 2025.

2. On 8 August 2025 under Section 13(4)(a) of the Housing Act 1988, the Tenant referred the Landlord’s notice proposing a new rent to the Tribunal for determination of a market rent. The Tenant’s referral was received by the Tribunal on 11 August 2025. Inspection 3. Tribunal did not inspect the property but considered this case on the basis of the papers provided by the parties. Evidence 4. The Tribunal has consideration of the written submissions provided by the Tenant. The Landlord has not provided any written submissions to the Tribunal. Determination and Valuation 5. Having consideration of the comparable evidence proved by the parties and 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 £725 per calendar month. From this level of rent we have made adjustments in relation to: A number of health and safety items identified by Newham Council including: • The lack of a fitted automatic fire detection and alarm system. • Non-compliant bedroom doors. • No fire blanket being present in the kitchen. • Lack of emergency lighting and fire safety / exit signs in communal areas. • Kitchen door not having adequate safety components.

3

6. The full valuation is shown below:

per calendar month Market Rent

£725

Less Non-compliant issues raised by Newham )

25%

£181.25

£543.75

Say £540.00

7. The Tribunal determines a rent of £540 per calendar month. Decision 8. The Tribunal therefore determined that the rent at which the subject property might reasonably be expected to be let in the open market by a willing Landlord under an assured tenancy was £540 per calendar month.

9. The Tribunal directs the new rent of £540 to take effect on 4 September 2025, this being the date as set out in the Landlord’s Notice of Increase.

Chairman: [NAME]: 1 December 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 request for full reasons should be made within a month. Any subsequent application for permission to appeal should be made on Form RP PTA.