First-tier Tribunal Reduces Rent Due to Disrepair

OUTCOME: Allowed

MR22 First-tier Tribunal – Property Chamber File Ref No. LON/00AW/MNR/2024/0210

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

Housing Act 1988 Section 14

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

Judge Shepherd Carolyn Barton MRICS

Landlord P and P Holdings Address C/O P Bossi London [POSTCODE]

Tenant [NAME]

1. The rent is: £ 1300 Per month (excluding water rates and council tax but including any amounts in paras 3)

2. The date the decision takes effect is: 24th November 2025

*3. The amount included for services is/is

negligible/not applicable Nil Per

*4. Service charges are variable and are not included

5. Date assured tenancy commenced 29th April 2017

6. Length of the term or rental period Monthly

7. Allocation of liability for repairs As per s.11 LTA 1985

8. Furniture provided by landlord or superior landlord No

9. Description of premises Flat with 1 bedroom, 1 LR, 1 Bathroom

Chairman Judge Shepherd Date of Decision 11th December 2025

(c)

FIRST-TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case Reference : LON/00AW/MNR/20240210 Property : [ADDRESS], [POSTCODE] Tenant : [NAME] Landlord : P and [APPELLANT] of Application : Section 13/22 Housing Act 1988 Tribunal Members : Judge Shepherd Caroline Barton FRICS Date and venue of Consideration : 24th [ADDRESS] [POSTCODE] Date of Summary Reasons : 11th December 2025

_______________________________________________

DECISION

The Tribunal determines a rent of £1300 per month with effect from 24th November 2025 ____________________________________

SUMMARY REASONS

2 Background 1. On8th February 2024 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £ 2383.33 in place of the existing rent of £1841.67 to take effect from 29th March 2024.

2. On 26th March 2024 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 26th March 2024. Inspection 3. The 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 and the landlord.[NAME] has consideration of the written submissions provided by the Tenant and/the Landlord. There were no written submissions from the parties. Determination and Valuation

5. The Tribunal has jurisdiction to determine this application as it was a lawfully valid notice. The current periodic tenancy began on 29th day of the month which is the day the notice expired.

6. 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/its current condition would be in the region of £ 2000 per calendar month. From this level of rent we have made adjustments in relation to: Disrepair – 35% 7. The full valuation is shown below:

£2000 per calendar month Market Rent

Less

3 Disrepair List any deductions

35 %

7. The Tribunal determines a rent of £1300 per calendar month. Decision 9. The Tribunal directs the new rent of £1300 to take effect on 24th November 2025. The Tribunal was satisfied that a starting date of that specified in the Landlord’s notice would cause the tenant undue hardship.

Chairman: Judge Shepherd

Date: 11th 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.