First-tier Tribunal Sets Market Rent at £940 PCM

OUTCOME: Allowed

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FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)

Case Reference

HAV/40UG/MNR/2026/0023

Property 303 Bickenhall Farm Cottage Taunton Somerset [POSTCODE]

Tenants

[NAME] [COUNSEL]

Tenant’s Representative

None

Landlord

[APPELLANT]

Landlord’s Address

Landlord’s [COUNSEL] of Application

26th January 2026

Type of Application Determination of a Market Rent sections 13 & 14 of the Housing Act 1988

Tribunal Members [NAME] [NAME] [NAME] [NAME] of Decision

23rd March 2026

Rent Determined

£940 per calendar month

Date the new rent takes effect

1st March 2026

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REASONS FOR THE DECISION

Background

1. On 22nd January 2026, the Landlord’s Agent served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £995 per calendar month(pcm) in place of the existing rent of £920 pcm to take effect from 1st March 2026.

2. On 26th January 2026, 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 tenancy commenced in March 2001. The rental period is monthly.

Allocation of Repairs between Landlord and Tenant.

4. None.

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. None.

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 stated to be a semi-detached house within a rural situation, offering the following accommodation:

Living room, dining room, kitchen, 3 bedrooms, bathroom. Outside there are gardens to front and rear and off-road parking.

The Property has oil-fired central heating and double galzing.

Evidence

10. Both the Tenant and the Landlord’s Agent returned the Tribunal’s Reply forms.

The Tenants.

11. The Tenants made the following comments:

a) The Tenants state that no white goods, carpets or curtains are provided by the Landlord and lists repairs and improvements they have completed over many years.

b) The Tenants refer to existing repair issues including poor kitchen cupboards with black mould behind, a large crack in a bedroom wall and poor roof insulation. Photographs are provided

c) The Tenants comment that the present reasonable condition of the property results from their improvement and maintenance of the property during their tenancy.

12. The Landlord’s Agent included photographs of the property and made the following comments:

a) No curtains are provided.

b) The Tenants have carried out improvements which pre-date the Landlords ownership.

c) The bathroom and fittings are dated but largely in reasonable condition.

d) The Agents consider that a rent of £1,350 pcm would be justified if the property were in modern condition, but this should be reduced by £300 pcm to reflect the condition of the property.

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The Landlord’s Agent.

13. The following comparables were provided by the Landlord:

a) 3-bed semi-detached house in Rushton let at £1,395 pcm and a 3-bed semi-detached house in [ADDRESS] let at £1,300 pcm.

Determination and Valuation

14. Relying on its own expert, general knowledge of rental values in the area, and the comparables provided by the Landlord and Tenant, the Tribunal considers that the market rental of the subject Property modernised and in good order would be in the order of £1,400 pcm. This is the rent we would expect the property to let for in the open market if it was in the same general condition as the comparable properties including having white goods and curtains provided by the landlord.

15. From this level of rent, the Tribunal has made adjustments in relation to the following:

a) Tenants provision of white goods. b) Tenants provision of carpets and curtains c) Dated kitchen in poor condition (ignoring tenant’s improvement) d) Dated bathroom (ignoring tenants’ improvement) e) General wants of repair f) Poor insulation

The full valuation is shown below:

Starting Rent

£1,400 pcm

Less a) Items given under a) above

£30 b) Items given under b) above

£50

c) Items given under c) above

£150 d) Items under d) above

£100 e) Items under e) above

£100 f) Items under f) above

£30

Market rent

£940 pcm

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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. The Tenant has not asked the Tribunal to fix a later starting date in this case.

Decision

14. Therefore, the Tribunal determines the market rent at £940 per calendar month with effect from 1st March 2026.

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.