First-tier Tribunal sets fair rent for property near railway line

OUTCOME: Allowed

FR27 First-tier Tribunal – Property Chamber File Ref No. LON/00AZ/F77/2026/0116

Notice of the Tribunal Decision

Rent Act 1977 Schedule 11

Address of Premises The Tribunal members were 1, [ADDRESS], [POSTCODE]

[NAME] [NAME] (Chair) [NAME] [NAME] [NAME] [NAME]

Landlord [COMPANY]

Tenant Mr [APPELLANT]

1. The fair rent is £232.50 Per week (excluding water rates and council tax but including any amounts in paras 3&4)

2. The effective date is 13 July 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 below the maximum fair rent of £237.50 per week as prescribed by the Order. prescribed by the Order.

[NAME] of decision 13 July 2026

FR27 MAXIMUM FAIR RENT CALCULATION

LATEST RPI FIGURE X 415.3

PREVIOUS RPI FIGURE Y 385.0

X 415.3 Minus Y 385.0 = (A) 30.3

(A) 30.3 Divided by Y 385.0 = (B) 0.078701

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) 1.128701

Last registered rent* £210 Multiplied by (C) = £237.03 *(exclusive of any variable service charge)

Rounded up to nearest 50p = £237.50

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

MAXIMUM FAIR RENT = £237.50 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.

© CROWN COPYRIGHT 2026

Case Reference : LON/00AZ/F77/2026/0116 Property : 1, [ADDRESS], [POSTCODE] Tenant : Mr [APPELLANT] Landlord : [APPELLANT] of Objection : 24 March 2026 Type of Application : Section 70, Rent Act 1977 Tribunal Members : [NAME] [NAME] [NAME] [NAME] [NAME] [NAME] Mr [NAME] [NAME] and venue of Consideration : 10, [NAME], London, [POSTCODE] Date of Decision : 13 July 2026

_______________________________________________

DECISION

The sum of £232.50 per week will be registered as the fair rent with effect from 13 July 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 13 July 2026. This is an attached house on the corner of [ADDRESS] and facing onto [ADDRESS]. The house is adjacent to a railway line. It has two living rooms, a kitchen and a bathroom on the ground floor and two bedrooms on the first floor. The house has double glazing and central heating. The kitchen and bathroom are basic and the bathroom is accessed from the kitchen. There are small gardens to either side of the house. Evidence 3. The Tribunal has consideration of the written submissions provided by the Tenant. There were no written submissions from the Landlord. Determination and Valuation 4. 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 and taking account of its location adjacent to a busy road and a railway line, the layout of the property, the lack of parking and the small gardens would be in the region of £1,800 per calendar month. From this level of rent we have made adjustments in relation to: a. The carpets, curtains and white goods provided by the tenants; basic kitchen and basic bathroom and damp in the living room.

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

6. The full valuation is shown below:

per calendar month Market Rent

£1,800

Less Carpets, Curtain and white goods )

3 Basic Kitchen

) approx. 30% Basic Bathroom

) Damp

)

£540

£1,260

Less Scarcity

approx. 20%

£252

£1,008

7. The Tribunal determines a rent of £1,008 per calendar month and this equates to £232.50 per week. Decision 8. The uncapped fair rent initially determined by the Tribunal, for the purposes of section 70, was £232.50 per week. The capped rent for the property according to the provisions of the Rent Acts (Maximum Fair Rent) Order 1999 is calculated at £237.50 per week. The calculation of the capped rent is shown on the decision form. In this case the lower rent of £232.50 per week is to be registered as the fair rent or this property. Chairman: [NAME]: 13 July 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