First-tier Tribunal Sets Market Rent at £735 per Month
📌 In brief
In this case, the First-tier Tribunal decided on the fair market rent for a two-bedroom semi-detached house in Netherton. After considering the landlord's proposed increase and comparing it to similar properties in the area, the tribunal set the new monthly rent at £735.
⚖️ Legal holding
A landlord's proposed rent increase must be assessed against current market conditions and any tenant liabilities.
📖 What the law says
This section applies to certain types of assured periodic tenancies, excluding relevant low-cost tenancies. It allows landlords to serve a notice proposing a new rent increase, which must begin at least two months after the notice is served. If the rent has been previously increased, further increases can be proposed after specific timeframes, depending on the type of tenancy.
A tenant under an assured tenancy can apply to a tribunal to challenge the rent payable under the tenancy, provided that the rent is not pursuant to a previous determination under this section and more than six months have not elapsed since the beginning of the tenancy. The tribunal then determines the open-market rent that a willing landlord might expect to receive for the property.
Plain-English explanation — does not replace advice from a solicitor.
📖 Technical summary
The Tribunal determined the market rent for a property based on comparable evidence and adjustments.
📜 Headnote Official document
The First-tier Tribunal (Property Chamber) determined the market rent for a property based on comparable evidence and adjustments for tenant liabilities. The decision was made without an inspection of the property, relying solely on written submissions.
📚 Full judgment Official document
OUTCOME: Allowed in Part
© CROWN COPYRIGHT
Case Reference
: BIR/00CR/MNR/2025/0764
Property : [ADDRESS]
Tenant
: [APPELLANT]
Landlord : [APPELLANT]
Landlord’s agent : [COMPANY] of application : 11 August 2025
Type of Application : Determination of a Market Rent sections 13 & 14 of the Housing Act 1988
Tribunal Members : [NAME] & [NAME] of Decision : 13 November 2025
_______________________________________________
DECISION
The Tribunal determines a rent of £735 per month with effect from 14 August 2025. ____________________________________
FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
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REASONS FOR THE DECISION Background
1. On 4 July 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £795 per month in place of the existing rent of £600 to take effect from 14 August 2025.
2. On 11 August 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.
Inspection
3. The Tribunal did not inspect the property but considered this case on the basis of the papers provided by the parties and having regard to its own knowledge, expertise and online research.
4. However, the Tribunal understands from the submissions made by the parties that the property comprises a two-bedroom semi-detached house that includes a living room, sitting room, kitchen and bathroom and a garden. The property includes central heating and double glazing but the carpets and curtains and the white goods except the washing machine and fridge which belong to the tenant.
Evidence
5. The Tribunal considered the written submissions/ Reply Form provided by the Landlord. However no submission apart from the application form was submitted by the Tenant.
6. Neither party submitted any rental evidence for the consideration of the Tribunal.
Determination and Valuation
7. Having considered the comparable evidence based on our own expert, 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 £800 per month. From this level of rent we have made adjustments in relation to:
a) White goods provided by the Tenant. b) The Tenant’s liability to redecorate.
8. The full valuation is shown below:
3 Per Month
Market Rent
£800
Less a) Items given under a) above
£25
b) Tenant’s internal decoration liability @ 5% £40 £65
£735
Say £735 Decision
12. The Tribunal therefore determined that the rent at which the subject property
might reasonably be expected to be let in the open market by a willing Landlord
under an assured tenancy was £735 per month with effect from 14 August 2025.
Chairman: [NAME]: 13 November 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.
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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 28 [ADDRESS] [POSTCODE]
Mr [RESPONDENT] Mr [RESPONDENT]
Landlord [RESPONDENT] 371/373 [ADDRESS] [POSTCODE]
[NAME]
1. The rent is: £735 Per Month (excluding water rates and council tax but including any amounts in paras 3)
2. The date the decision takes effect is: 14 August 2025
3. The amount included for services is/is not applicable - Per -
4. Date assured tenancy commenced 14 March 2019 5. Length of the term or rental period Monthly - Periodic 6. Allocation of liability for repairs Landlord and Tenant Act 1985
7. Furniture provided by landlord or superior landlord Not applicable 8. Description of premises Two-bedroom semi-detached house.
[NAME] of Decision 13 November 2025
First-tier Tribunal – Property Chamber File Ref No.
BIR/00CQ/MNR/2025/0764
📊 How courts decide similar cases
Among 12 similar decisions in this collection:
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets Market Rent for Assured Tenancy Property
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets Market Rent at £712 per Month
- First-tier Tribunal (Property Chamber) First-tier Tribunal Determines Market Rent for Semi-Detached Property
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets Market Rent at £950 per Month
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets New Rent After Tenant Improvements
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets New Rent at £1,230 for Assured Tenancy
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets Market Rent at £980 Per Month
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets Market Rent for Coventry Apartment
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
- The Tribunal determined a market rent of £735 per month for the property.
- The open market rent for the property in good condition was estimated at £800 per month.
- A deduction of £25 was made because the tenant provided white goods.
- A deduction of £40 was made due to the tenant's liability for internal decoration.
- The new rent takes effect from 14 August 2025.
Patterns observed in similar cases in this collection — every case is unique.
❓ Frequently asked questions
What did this decision decide?
The First-tier Tribunal determined that the fair market rent for a property should be £735 per month.
Who was involved?
A tenant and a landlord were involved in the dispute over the rental price of a two-bedroom semi-detached house.
How did the court decide, and why?
The tribunal reviewed comparable evidence and adjusted for items provided by the tenant to determine the fair market rent.
Which laws or rules were applied?
Sections 13 and 14 of the Housing Act 1988 were used in making this decision.
What was the argument that mattered most?
The comparable evidence showing rental values for similar properties in the area was crucial to setting the market rent.
Was the decision for or against the person who brought the case?
The tenant's proposed rent adjustment was partially accepted, as the final rent is lower than what the landlord requested.
What does this mean for someone in a similar situation?
Someone facing a rent increase can seek a fair market assessment if they believe the proposed rent is too high.
What evidence or documents mattered?
Written submissions and comparable rental evidence were key to determining the new rent.
Can a decision like this be appealed?
Either party may appeal on points of law within 28 days, but permission must first be sought from the tribunal.
Is it worth getting a solicitor for a case like this?
It is advisable to consult with a qualified solicitor for specific advice and representation in such cases.