First-tier Tribunal Sets Rent for Assured Shorthold Tenancy

OUTCOME: Allowed

MR22 First-tier Tribunal – Property Chamber File Ref No. LON/00BG/MNR/2025/0857

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 [ADDRESS] [POSTCODE]

Judge S [NAME]

Landlord [RESPONDENT] [COMPANY], 2 [ADDRESS], [POSTCODE]

[APPELLANT] [NAME]

1. The rent is: £ 800 Per Month (excluding water rates and council tax but including any amounts in paras 3)

2. The date the decision takes effect is: 01.07.25

*3. The amount included for services is not applicable 0 Per

*

5. Date assured tenancy commenced 01.09.24

6. Length of the term or rental period 3 months

7. Allocation of liability for repairs Landlord

8. Furniture provided by landlord or superior landlord The furniture provided according to the tenancy agreement includes beds, wardrobes, chests of drawers and curtains.

9. Description of premises The property is a five-bedroom flat, with tenants in the flat sharing a kitchen, toilet and one bathroom. There is no living room.

MR22 Chairman Simon Brilliant Date of Decision 06.10.25

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FIRST-TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case Reference : LON/00BG/MNR/2025/0857 Property : [ADDRESS] [POSTCODE] Applicant: [redacted] Respondent: [redacted] : Determination of a Rent under section 13 of the Housing Act 1988 Tribunal Members : Judge S [NAME] and Venue of Meeting

: 30 [ADDRESS] [POSTCODE] Date of Written Reasons : 06 October 2025

DECISION

Decision of the Tribunal Background

1. On 12 June 2025, the [APPELLANT] of [ADDRESS] [POSTCODE] (“the property”) referred to the Tribunal a notice of increase of rent served by the landlord under section 13 of the Housing Act 1988.

2 2. The landlords’ notice, which proposed a rent of £1,100 per month with effect from 01 July 2025, is dated 01 June 2025.

3. The previous rent was £735 per month.

4. The [APPELLANT] holds the property under the terms of an assured shorthold tenancy dated 01 September 2025. Section 11 of the Landlord and [APPELLANT] 1985 applies to the lease.

5. Neither party request a hearing or an inspection.

The property

6. The property is a five bedroom flat, with tenants in the flat sharing a kitchen, toilet and one bathroom. There is no living room. The furniture provided according to the tenancy agreement includes beds, wardrobes, chests of drawers and curtains. The rent includes utilities, council tax, and cleaning said to be unsatisfactorily done.

The law

7. In accordance with the terms of section 14 of the Housing Act 1988 the Tribunal proceeded to determine the rent at which it considered that the property might reasonably be expected to be let on the open market by a willing landlord under an assured tenancy.

Valuation

8. The rental range in the immediate area for a double room is £800 per month to £1,400 per month. The top of the range is for double rooms in a modern flat with an ensuite bathroom. There is evidence of £800 per month to £950 per month for double rooms sharing facilities with two to four other people. A number have a dining kitchen and access to a garden.

9. Based on our knowledge and experience, a comparable property which was let on an assured shorthold in the condition that is considered usual for such an open market letting, would attract a rent of £800 per month.

The decision

1o. The Tribunal therefore concludes that the rent at which the property might reasonably be expected to be let on the open market would be £800 per month.

11. This rent will take effect from 01 July 2025, being the date specified by the landlord in the notice of increase.

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[RESPONDENT]: 06 October 2025

ANNEX - RIGHTS OF APPEAL

If a party wishes to appeal this decision to the Upper Tribunal (Lands Chamber) then a written application for permission must be made to the First-tier Tribunal at the Regional office which has been dealing with the case.

i. The application for permission to appeal must arrive at the Regional office within 28 days after the Tribunal sends written reasons for the decision to the person making the application.

ii. If the application is not made within the 28 day time limit, such application must include a request for an extension of time and the reason for not complying with the 28 day time limit; the Tribunal will then look at such reason(s) and decide whether to allow the application for permission to appeal to proceed despite not being within the time limit.

iii. The application for permission to appeal must identify the decision of the Tribunal to which it relates (i.e. give the date, the property and the case number), state the grounds of appeal, and state the result the party making the application is seeking.