First-tier Tribunal Determines Fair Rent for Property

OUTCOME: Allowed

FR27 First-tier Tribunal – Property Chamber File Ref No. LON/00AW/F77/2025/0242

Notice of the Tribunal [NAME] 1977 Schedule 11

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

Judge P [NAME] [NAME]

Landlord [APPELLANT]

Tenant [APPELLANT]

1. The fair [NAME] is £1,164.80 Per month (excluding water rates and council tax but including any amounts in paras 3&4)

2. The effective date is 30 October 2025

3. The amount for services is - Per -

not applicable

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

- Per -

not applicable

5. The [NAME] is not to be registered as variable.

6. The capping provisions of the [NAME] ([NAME]) Order 1999 apply (please see calculation overleaf).

7. Details (other than [NAME]) where different from [NAME] entry

8. For information only:

The fair [NAME] to be registered is not limited by the [NAME] ([NAME]) Order 1999, because it is below the maximum fair [NAME] of £1,314.00 per month prescribed by the Order.

Chairman Judge P [NAME] of decision 30 October 2025

FR27 [NAME] FIGURE X 406.1

PREVIOUS RPI FIGURE Y 375.3

X 406.1 Minus Y 375.3 = (A) 30.8

(A) 30.8 Divided by Y 375.3 = (B) 0.08206768

First application for re-registration since 1 February 1999 NO

If yes (B) plus 1.075 = (C)

If no (B) plus 1.05 = (C) 1.13206768

Last registered [NAME]* £1,160.50 Multiplied by (C) = £1,313.76454 *(exclusive of any variable service charge)

Rounded up to nearest 50p = £1,313.80

Variable service charge NO If YES add amount for services

[NAME] = £1,313.80 Per month

Explanatory Note

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

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

(a) increasing the previous registered [NAME] 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 [NAME] determination was made.

4. The process differs where the tenancy agreement contains a variable service charge and the [NAME] is to be registered as variable under section 71(4) of the [NAME] 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 [NAME].

1

Case Reference

: LON/00AW/F77/2025/0242

Property : [ADDRESS] [POSTCODE]

Tenant

: [APPELLANT]

Landlord : [RESPONDENT] of Objection : 10 July 2025

Type of Application : Section 70, [NAME] 1977

Tribunal

: Judge P [NAME] [NAME] of Reasons

: 30 October 2025

_______________________________________________

DECISION

The sum of £1,164.80 per calendar month will be registered as the fair [NAME] with effect from 30 October 2025, being the date on which the Tribunal made the Decision. ____________________________________

FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)

2 © CROWN COPYRIGHT 2025

REASONS

Background 1. Following an objection from the Landlord to the determination of a fair [NAME] by the [NAME], the Tribunal has made a determination under the provisions of the [NAME] 1977.

No Inspection 2. In line with current procedures, the Tribunal has not inspected the Property as neither party has requested an inspection.

Evidence 3. The Tribunal has considered the findings of the [NAME] and the other documentation provided to it. Neither party provided its own comparable evidence.

Determination and Valuation 4. With the benefit of our own general knowledge of rental values in the area as an expert Tribunal and having considered comparable evidence sourced by us, our view is that the open market [NAME] for the Property would be in the region of £2,240 per calendar month if it was in good condition. From this level of [NAME] we have made adjustments to reflect the actual condition of the Property and other relevant factors.

Overall we have made a deduction of 35% to reflect the following: the lack of central heating, the unmodernised kitchen and bathroom, the lack of white goods, the single-glazed wooden sash windows being in poor condition, the leak from the premises above resulting in the ceiling being at risk of collapse and the electricity having to be turned off in the kitchen, and the fact that internal decoration is the Tenant’s responsibility.

5. We have also made a 20% deduction for scarcity.

6. The full valuation is shown below:

per calendar month [NAME]

£2,240

Less Deduction of 35% to reflect poor condition etc

£784

____ NEW SUB-TOTAL

£1,456

Less Scarcity at approx. 20%

£291.20

____ TOTAL

£1,164.80

3 7. Therefore the uncapped fair [NAME] initially determined by the Tribunal, for the purposes of section 70, was £1,164.80 per calendar month.

8. The Property qualifies for capping, and the capped [NAME] for the Property according to the provisions of the [NAME] ([NAME]) Order 1999 is calculated at £1,314.00 per calendar month. The calculation of the capped [NAME] is shown on the decision form.

9. In this case the uncapped fair [NAME] is lower than the capped [NAME] and therefore the amount of £1,164.80 per calendar month is to be registered as the fair [NAME] for the Property.

Chairman: Judge P [NAME]: 30 October 2025