First-tier Tribunal Determines Market Rent for Semi-Detached House in Dartford
📌 In brief
The First-tier Tribunal decided on the market rent for a semi-detached house in Dartford. The tribunal considered evidence of actual rents achieved in similar properties within the same development and set the new rent at £1,875 per month.
⚖️ Legal holding
A landlord may propose an increase in rent based on actual rental values achieved in similar properties within the same development.
📖 What the law says
This section allows landlords to propose an increase in rent for assured periodic tenancies, excluding relevant low-cost tenancies. The landlord can serve a notice proposing a new rent to take effect at the start of a new period, which must begin at least two months after the notice is served.
In short leases, this section implies a covenant by the lessor to keep the structure and exterior of the dwelling-house, along with installations for water, gas, electricity, and sanitation, in repair and proper working order.
Plain-English explanation — does not replace advice from a solicitor.
📖 Technical summary
The Tribunal determined the market rent for a semi-detached house in Dartford, considering recent lettings and comparable properties.
📜 Headnote Official document
The First-tier Tribunal (Property Chamber) determined the market rent of a semi-detached house based on recent lettings and comparable properties within the same development, setting the new rent at £1,875 per month.
📚 Full judgment Official document
OUTCOME: Other
© CROWN COPYRIGHT
FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case Reference
HAV/29UD/MNR/2025/0808
[ADDRESS], [POSTCODE]
Tenant
C Mustafa
Tenant’s Representative None
Landlord [COMPANY]
Landlord’s Address
Landlord’s [NAME] of Application
4th November 2025
Type of Application Determination of a Market Rent sections 13 & 14 of the Housing Act 1988
Tribunal Members [NAME] – [NAME] of Decision 11th March 2026
Rent Determined £1,875 per month
Date the new rent takes effect 13th December 2025
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REASONS FOR THE DECISION
Background
1. On 30th October 2025, the Landlord’s Agent served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,920.00 per calendar month(pcm) in place of the existing rent of £1,765.00 pcm to take effect from 13th December 2025.
2. On 4th November 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.
3. The assured shorthold tenancy commenced on 13th November 2024 for a term of 12 months. The rental period is monthly.
Allocation of Repairs between Landlord and Tenant.
4. As per section 11 of the Landlord and Tenant Act 1985.
Services Charges or furniture provided by Landlord (other than carpets and curtain and white goods specified below) and the costs relating to the same.
5. No additional charges.
Liability for Council Tax
6. The Tenant is responsible for the payment of Council Tax in respect of the Property. The rent determined is exclusive of Council Tax.
Any other terms of the tenancy taken into consideration in determining the rent.
7. None
Inspection/Hearing
8. Neither party requested an oral hearing. The Tribunal has considered this case on the basis of the papers provided by the parties and its own knowledge and specialist expertise.
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The Property
9. The Property is a semi-detached ‘Rose’ style house within a nearly new development of 98 residential properties all of which are owned and operated by the Landlord, offering the following accommodation:
Hall, open plan kitchen/living room, two bedrooms, and bathroom with WC.
Outside: Parking space for two cars, gardens.
The Property benefits from heating from an electric air source heat pump, double glazing, free Broadband and a dedicated property manager for the whole development. The Energy Performance Rating is ‘B’.
The Property is situated approximately 1.5 miles east of the centre of Dartford, close to parkland, local amenities and excellent transport links.
Evidence
10. Both the Tenant and the Landlord returned the Tribunal’s Reply forms.
The Tenant.
11. The Tenant made the following comments:
a) The Tenant states that the property was a new build at the start of the tenancy and provided similar properties in the DA2 postcode as comparables, with rents ranging from £1,700 to £1,900 pcm. These were all asking rentals rather than rents achieved.
b) The Tenant states that his concern is not about the rental increase but was asking why the increase on his property was more than applied to his neighbour and the increase was more than originally suggested on an App used by Landlord and Tenants in the development.
The Landlord
12. The following comments were made by the Landlord’s Agent:
a) The Agent had completed two new lettings on this house type between 1st September 2025 and 21st January 2026 at £1,875 pcm and £1,895 pcm, and completed two new rental agreements between 10th August 2025 and 21st January 2025 at £1,885 pcm and £1,875 pcm.
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b) The Agent also provided details of similar properties to rent available on Zoopla or Rightmove with asking rents between £1,950 and £2,100 per month.
Determination and Valuation
13. The Tribunal considers that there is a particular micro market for rental properties on this development. The homes are nearly new and energy efficient.
14. The only evidence provided of actual rents achieved are recent lettings and renewals arranged by the Agent.
15. Relying on its own expert, general knowledge of rental values in the area, and the comparable evidence provided by the Parties, the Tribunal considers that the market rental of the subject property is £1,875 per month.
Market rent
£1,875 pcm
Undue hardship
12. The new rent takes effect from the date specified in the Landlord’s Notice of Increase unless that would cause undue hardship to the tenant. In cases of undue hardship, the Tribunal has a discretion to fix a later starting date up to the date a Tribunal makes its determination.
13. No evidence of undue hardship was provided.
Decision
14. Therefore, the Tribunal determines the market rent at £1,875.00 per calendar month with effect from 13th December 2025.
APPEAL PROVISIONS
If either party is dissatisfied with this decision, they may apply for permission to appeal to the Upper Tribunal (Lands Chamber) on any point of law arising from this Decision. Prior to making such an appeal, an application must be made, in writing, to this Tribunal for permission to appeal. Any such application must be made within 28 days of the issue of this statement of reasons (regulation 52 (2) of The Tribunal Procedure (First-tier Tribunal) (Property Chamber) Rules 2013) stating the grounds upon which it is intended to rely in the appeal.
📊 How courts decide similar cases
Among 12 similar decisions in this collection:
- First-tier Tribunal (Property Chamber) Tribunal Sets New Rent Based on Comparable Evidence
- First-tier Tribunal (Property Chamber) First-tier Tribunal Determines Market Rent Based on Actual Rents
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets New Rent for Manchester Property
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets New Rent for Assured Shorthold Tenancy
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets Market Rent at £900 pcm
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets Market Rent at £1,250 PCM
- First-tier Tribunal (Property Chamber) First-tier Tribunal Determines Market Rent at £1,250 PCM
A snapshot of this collection — not a prediction of your case's outcome.
⚖️ What tends to weigh in cases like this
✅ Tends to be accepted
- Rent adjustments should reflect the actual condition of the property.
- Rent should be based on current market conditions and the state of repair of the property.
- Evidence of actual rents achieved in similar properties supports the proposal for a new rent.
- The rent must be set at a level that reflects current rental values, not projected future increases.
- Tenants are entitled to have their rent assessed based on actual comparable rental values.
❌ Tends to be rejected
- A landlord's request for rent increase was dismissed due to lack of evidence showing no undue hardship to the tenant.
Patterns observed in similar cases in this collection — every case is unique.
❓ Frequently asked questions
What did this decision decide?
The Tribunal determined that the market rent for a semi-detached house should be £1,875 per month.
Who was involved?
A tenant and a landlord were involved in the dispute over rental increase.
How did the court decide, and why?
The Tribunal considered recent lettings and comparable properties within the same development to determine the market rent.
Which laws or rules were applied?
Housing Act 1988 section 13 was applied in determining the market rent.
What was the argument that mattered most?
The evidence of actual rents achieved and comparable properties within the same development was crucial to the decision.
Was the decision for or against the person who brought the case?
The decision was neither fully for nor against the tenant, as it set a new rent based on market conditions.
What does this mean for someone in a similar situation?
Someone facing a rental increase should gather evidence of comparable rents to support their case.
What evidence or documents mattered?
Evidence of recent lettings and comparable properties was important in determining the new rent.
Can a decision like this be appealed?
Yes, either party can apply for permission to appeal on a point of law within 28 days.
Is it worth getting a solicitor for a case like this?
It is advisable to seek legal advice from a qualified solicitor for such cases.