First-tier Tribunal Sets New Rent for Assured Periodic Tenancy

OUTCOME: Allowed

MR22 First-tier Tribunal – Property Chamber File Ref No. HAV/45UHMNR/2025/0609

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 10 [ADDRESS] [POSTCODE]

[NAME] Mr [RESPONDENT]

Landlord Mr [RESPONDENT] 14 [ADDRESS], [POSTCODE]

Tenant Mr [APPELLANT] [NAME]

1. The rent is: £ 1,165.00 Per Calendar Month (excluding water rates and council tax but including any amounts in paras 3)

2. The date the decision takes effect is: 9 February 2025

3. The amount included for services is not applicable n/a Per n/a

4. Date assured tenancy commenced 9 July 2012

5. Length of the term or rental period Monthly

6. Allocation of liability for repairs Landlord

7. Furniture provided by landlord or superior landlord

8. Description of premises First floor 2-bedrom flat within a modern purpose built block, with garage.

[NAME] of Decision 20 August 2025

© CROWN COPYRIGHT 2025

FIRST-TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case Reference : HAV/45UH/MNR/2025/0609 Property : 10 [ADDRESS] [POSTCODE] Applicant Tenant : Mr [COUNSEL] :

None

Respondent Landlord : Mr [COUNSEL] : None Type of Application :

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

Tribunal Members : Mr [NAME] Mr [NAME] of Application : 14th January 2025 Date of Decision : 20th August 2025

DECISION

The Tribunal determines a rent of £1,165 per calendar month with effect from 9th February 2025.

HAV/45UH/MNR/2025/0609

SUMMARY REASONS

Background 1. On 2nd January 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,200 per month in place of the existing rent of £925 per month to take effect from 9th February 2025.

2. On 14th January 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.

3. A number of procedural issues ensued with final Directions being issued by the Tribunal on 23rd July 2025 Inspection 4. The Tribunal did not inspect the property but considered this case based on the papers provided by the parties and information freely available on the internet. Evidence

5. The Tribunal has considered the written submissions provided by the Tenant and the Landlord. Determination and Valuation 6. Having given consideration to the comparable evidence provided by the parties and of its own expert, general knowledge of rental values in the area, the Tribunal determines that the open market rent for the property in good tenantable condition would be £1,300 per calendar month.

7. Such a tenancy would normally include white goods, carpets, curtains/blinds and associated fittings to all be provided by the Landlord.

8. In this case the property is not let in such condition or with white goods, carpets and curtains all supplied so some adjustments to the ‘open market rent’ are necessary. In particular the Tribunal has made the adjustments for the Tenant’s provision of carpets and some white goods, some damp and resultant black mould, the condition of some carpets and other general wants of repair.

9. The full valuation is shown below: Full open market rent in good condition £1,300 Less deductions for:- Tenants’ provision of white goods

£20 Tenant’s provision of curtains

£15

HAV/45UH/MNR/2025/0609

Internal damp and mould

£20 Condition of carpets

£30 General wants of repair

£50

____ TOTAL Deductions per Month

£135

_____ RENT PAYABLE PER MONTH

£1,165

10. The Tribunal therefore decided that the rent at which the subject property might reasonably be expected to be let in the open market by a willing Landlord under the terms of this assured tenancy and in its present condition was £1,165 per month.

11. The Tenant made no representation that the starting date for the new rent specified in the Landlord’s notice would cause the Tenant undue hardship.

12.

Accordingly, the Tribunal directed that the new rent of £1,165 per month should take effect from 9th February 2025 this being the date specified in the notice. 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.