First-tier Tribunal Sets Market Rent for Harrow Flat

OUTCOME: Other

© CROWN COPYRIGHT FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case Reference LON/OOAQ/MNR/2026/0110 [ADDRESS], [POSTCODE] Tenant [NAME] [COUNSEL] Tenant’s Representative none Landlord [APPELLANT] / [RESPONDENT] Landlord’s [ADDRESS], [POSTCODE] Landlord’s Representative none Date of Application 10 February 2026 Type of Application Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal Members [NAME] [NAME] of Decision 18 May 2026 Rent Determined £1710.00 pcm Date the new rent takes effect 13 February 2026

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REASONS FOR THE

DECISION Background 1. On 10 January 2026, the landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1765.00 per calendar month (pcm) in place of the existing rent of £1698.00 pcm to take effect from 13 February 2026.

2. On 10 February 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 tenancy commenced 13 October 2024 as contractual assured shorthold tenancy concluding on 12 January 2026. The rental period is monthly payable on the 1st of the month, initially at £1698.00 pcm.

4. The Tribunal has considered all evidence submitted within the timetable set out by the Directions and subsequent oral testimony. The Tribunal has not recorded all evidence submitted within the decision. The omission of a piece of evidence should not be taken that it has not been taken into consideration.

5. Neither party requested an inspection , on the given submissions the Tribunal concluded an inspection would be disproportionate. The matter was determined on the papers. The Tribunal was furnished with a bundle of 39 pages. Preliminary Matters 6. Material received outside the Directions has not been considered. Allocation of Repairs between Landlord and Tenant.

7. The Tribunal has considered the written and verbal submissions of the parties.

8. The tenancy agreement is silent on the question of repairs.

9. The Application form notes the tenant is responsible for “minor tenant like matters”.

10. The Tribunal makes a finding that repairs internal and external are the responsibility of the landlord.

3 Liability for Council Tax and Utilities 11. The Tribunal has considered the written and verbal submissions of the parties. The Tribunal finds; the tenant is responsible for the payment of utilities and council tax in respect of the Property. Inspection/Hearing 12. Neither party requested a hearing, but an inspection was requested and undertaken on the 19 May 2026. The Property Extent and Specification 13. The Tribunal from review of papers finds; the property is a first floor flat, comprising, from the tenant's application form [9/39] one bedroom, one bathroom and one living room. Floor Area First Living room Kitchen Bathroom Bedroom 1 Improvements 14. The submissions do not assert any improvements have been made by the tenant. Disrepair 15. The submissions gave no evidence of disrepair. Specification 16. From the tenant's application form it’s asserted that the property was let part furnished including basic white goods (fridge, washing machine and oven) and essential furniture ( a bed, wardrobes, sofa, dining table and chairs).

17. Given the nature of the property and the lack of evidence of specification, the Tribunal finds the property would on balance be similar to comparables in the market in that it would have central heating, double glazing and floor coverings/ curtains/blinds.

4 Specification Provided by Central Heating LL Double Glazing LL Carpets and Curtains LL White Goods LL Rental Evidence The Landlord 18. The landlord proposed that the rental level of the property should be £1765.00 as at 13 February 2026.

19. The landlord has not provided rental information. Tenant’s rental evidence 20. The tenant submits from the application form, that one-bedroom flats in the area are within the range £1350 to £1750 pcm. Specifically, that similar properties in [NAME] are approximately £1700 pcm.

21. The applicant notes that their flat is on the first floor and faces North East, is directly next to the road and receives limited natural light.

22. The applicant asserts a deterioration of the building management and service quality the rental level to be determined should be “a lower rent. Determination and Valuation 23. The valuation date is the effective date of the rent proposed in the Notice of Increase. This is 13 February 2026.

24. The Tribunal values the property on the basis that; (a) The condition of the property disregards any tenant's improvements; there are none in this case. (b) That the property is in good order and partially furnished. (c) That the property is North East facing and less natural light than others in block. (d) The Tribunal must make a determination under the Housing Act 1988 section 13 and 14 and cannot take into account the social or community nature of the development.

5 25. Relying on its own expert, general knowledge of rental values in the area, and the comparables provided by the landlord, the Tribunal determines that the market rental of the subject Property modernised and in good order would be in the order of £1710.00 pcm.

26. From this level of rent, the Tribunal has made no adjustments. Market rent £1710.00 pcm Undue hardship 27. 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.

28. The tenant has not asked the Tribunal to fix a later starting date in this case. Decision 29. Therefore, the Tribunal determines the market rent at £1710.00 per calendar month with effect from 13 February 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.