First-tier Tribunal Sets Fair Rent After Tenant Improvements

OUTCOME: Allowed

FR27 First-tier Tribunal – Property Chamber File Ref No. LON/00AC/F77/2026/0075

Notice of the Tribunal Decision

Rent Act 1977 Schedule 11

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

[NAME] Mr [APPELLANT]

Landlord [APPELLANT]

Tenant Mrs [APPELLANT]

1. The fair rent is £218.00 Per week (excluding water rates and council tax but including any amounts in paras 3&4)

2. The effective date is 24 June 2026

3. The amount for services is - Per -

negligible/not applicable

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

- Per -

negligible/not applicable

5. The rent is/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)/ do not apply because 1st registration/15% exemption.

7. Details (other than rent) where different from Rent Register entry

8. For information only:

(a) The fair rent to be registered is the maximum fair rent as prescribed by the Rent Acts (Maximum Fair Rent) Order 1999. The rent that would otherwise have been registered was £ ............................ per ................................... including £ ...................... per ................................. for services (variable).

(b) 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 £ 224.00 ........ per week ........... including £ ......................................... per ................................. for services (variable) prescribed by the Order.

[NAME] of decision 24 June 2026

FR27 MAXIMUM FAIR RENT CALCULATION

LATEST RPI FIGURE X 414.4

PREVIOUS RPI FIGURE Y 378

X 414.4 Minus Y 378 = (A) 36.4

(A) 36.4 Divided by Y 378 = (B) 0.[PHONE]

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) 1.146296296

Last registered rent* 195.00 Multiplied by (C) = 223.52 *(exclusive of any variable service charge)

Rounded up to nearest 50p = 224.00

Variable service charge YES / NO If YES add amount for services -

MAXIMUM FAIR RENT = £224.00 Per week

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/F77/2026/0075 Property : [ADDRESS] [POSTCODE] Tenant : [NAME] [COUNSEL] Landlord : [COUNSEL] Landlord Representative : [RESPONDENT] of Objection : 30 January 2026 Type of Application : Section 70, Rent Act 1977 Tribunal Members : Mrs [NAME] Mr [NAME] and venue of Consideration : 11 May 2026 [ADDRESS], London Date of Decision : 24 June 2026

_______________________________________________

DECISION

The sum of £218.00 per calendar week will be registered as the fair rent with effect from 24 June 2026, being the date the Tribunal made the Decision. ____________________________________

FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)

2

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 has carried out an inspection of the property on 11 May 2026.

3. During the inspection, it was noted that the Tenant had replaced the windows at the Property, installed central heating and all carpets and floor coverings in the Property. The Tenant had also repaired a leak to the roof.

4. The main door to the Property and the front door into the home were wooden.

5. The living room had two radiators and a UPVC door to the rear yard. The room was large and was carpeted throughout. There was also an under- stair cupboard.

6. Through to the dining room from the living room, the area was carpeted, had a radiator, electric fire and UPVC double glazed windows.

7. Off from the dining room was the bedroom. This area is carpeted with a built-in wardrobe, a double bed, wardrobe and chest of drawers. The window is a wooden frame with single glazing. The boiler is located in this room which the Tenant replaced last year. There were signs of an old leak from the property above.

8. In the kitchen the Tenant had replaced the cabinets and the rear door (which is now UPVC double glazed) around 3 years ago.

9. The bathroom contains a UPVC double glazed window, tiled flooring, toilet, sink, shower, towel radiator and tiled throughout. The ceiling had signs of mould.

10. The back door has steep steps leading into the garden and the Tenant has installed a handrail. The Tenant has replaced the fence previously, the shed is the Tenant’s and the garden is generally in very good condition. The rear fence is bending and appears unstable.

3 Evidence 11. The Tribunal has consideration of the written submissions provided by the parties. Determination and Valuation 12. 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 £2,000 per calendar month. From this level of rent we have made adjustments in relation to the double-glazing work undertaken by the Tenant, the central heating installation carried out by the Tenant, the lack of white goods provision, no provision of floor coverings or curtains, works undertaken by the Tenant in relation to the kitchen.

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

14. The full valuation is shown below:

per calendar month Market Rent

£2,000

Less Double glazing

) 7% Boiler installation by Tenant

) 5% Kitchen works by Tenant

) 7% Central heating installation

) 7% No curtains / floor coverings

) 5% Tenant decoration liability

) 5% No white goods provision

) 5%

£820

£1,180

Less Scarcity

approx. 20%

£236

£944

15. The Tribunal determines a rent of £944 per calendar month and this equates to £218 per week month. Decision 16. The uncapped fair rent initially determined by the Tribunal, for the purposes of section 70, was £218.00 per week. The capped rent for the property according to the provisions of the Rent Acts (Maximum Fair

4 Rent) Order 1999 is calculated at £224.00 per week. The calculation of the capped rent is shown on the decision form. In this case the lower rent of £218.00 per week is to be registered as the fair rent or this property. Chairman: [NAME]: 24 June 2026

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