First-tier Tribunal Sets New Market Rent for Property

OUTCOME: Allowed

© CROWN COPYRIGHT Case Reference : BIR/00CN/MNR/2025/0618 Property : 43 [ADDRESS] [POSTCODE] Tenant : [NAME] [APPELLANT] Landlord : [APPELLANT] of application : 12th February 2025 Type of Application : Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal Members : Mr [NAME] Mrs [NAME] of Decision : 17th July 2025 _______________________________________________

DECISION The Tribunal determines a rent of £1,200.00 per month with effect from 15th March 2025. ____________________________________ FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)

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REASONS FOR THE

DECISION Background 1. On 20th January 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,200.00 per month in place of the existing rent of £950.00 to take effect from 15th March 2025.

2. On 12th February 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. Evidence 4. The Tribunal has considered the written submissions provided by the Landlord.

5. From the information provided it appears that the property comprises of a semi-detached house. The accommodation is understood to comprise of one living room, kitchen, two double bedrooms, one single bedroom and bathroom.

6. The landlord submits that the house has central heating and double glazing. Carpets and curtains are provided by the landlord with white goods being provided by the tenant. It is submitted that repairs have been completed. It is acknowledged by the tenant in the application that repairs were completed on 11th February 2025.

7. The landlord submits the following comparable evidence: a) [ADDRESS] [POSTCODE] – a similar property recently let by the landlord at £1,300.00 per month. b) Properties at [ADDRESS], Birmingham, [ADDRESS], [ADDRESS], Birmingham, [ADDRESS], Birmingham and [ADDRESS] which are all similar and within 3 miles of the subject property being marketed at rentals between £1,250.00 - £1,600.00 per month. Determination and Valuation 8. Having considered the comparable evidence proved by the parties and of 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

3 region of £1,250.00 per month. From this level of rent we have made adjustments in relation to: a) White goods fitted by the Tenant.

9. The full valuation is shown below: Market Rent £1,250.00 per month Less a) Items given under a) above £50.00 £1,200.00 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 £1,200.00 per month with effect from 15th March 2025. Chairman: G S Freckelton FRICS Date: 17th July 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.

4 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 43 [ADDRESS] [POSTCODE] Mr G S Freckelton FRICS Mrs [RESPONDENT] Landlord [RESPONDENT] 774 [ADDRESS] [POSTCODE] Tenant [NAME]

1. The rent is: £1,200.00 Per Month (excluding water rates and council tax but including any amounts in paras 3)

2. The date the decision takes effect is: 15th March 2025 3. The amount included for services N/A Per 4. Date assured tenancy commenced 15th November 2023 5. Length of the term or rental period 6 months 6. Allocation of liability for repairs Landlord and Tenant Act 1985 7. Furniture provided by landlord or superior landlord None 8. Description of premises A semi-detached house comprising, one living room, kitchen, three bedrooms and bathroom. Double glazing. Central heating. Garden Chairman G S Freckelton FRICS Date of Decision 17th July 2025 First-tier Tribunal – Property Chamber File Ref No. BIR/OOCN/2025/0618