First-tier Tribunal Sets Rent for Assured Shorthold Tenancy

OUTCOME: Allowed

MR22 First-tier Tribunal – Property Chamber File Ref No. LON/00AE/MNR/2025/ 0847

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] [NAME]

Landlord [NAME] 108 DORCHESTER WAY HARROW [POSTCODE]

[APPELLANT] [NAME]

1. The rent is: £ 1,650 Per Month (excluding water rates and council tax but including any amounts in paras 3)

2. The date the decision takes effect is: 28 June 2025

*3. The amount included for services is

not applicable

Per

5. Date assured tenancy commenced 28.10.17

6. Length of the term or rental period Monthly

7. Allocation of liability for repairs Landlord

8. Furniture provided by landlord or superior landlord Sofa, beds, washing machine and dryer.

9. Description of premises The property is a ground floor flat in a three-storey residential block containing six flats. It contains a kitchen, bathroom and two bedrooms.

MR22 [NAME] of Decision 30.09.25

1

FIRST-TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case Reference : LON/00AE/MNR/2025/0847 Property : [ADDRESS] [POSTCODE] Applicant: [redacted] Respondent : [redacted] Type of Application : Determination of a Rent under section 13 of the Housing Act 1988 Tribunal Members : Judge S [NAME] [NAME] and Venue of Meeting

: 30 [ADDRESS] [POSTCODE] Date of Written Reasons : 30 September 2025

DECISION

Decision of the Tribunal Background

1. On 30 July 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 £1,900 per month with effect from 28 June 2025, is dated 20 May 2025.

3. The previous rent was £1,550 per month.

4. The [APPELLANT] holds the property under the terms of an assured shorthold tenancy dated 27 October 2017. 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 ground floor flat in a three-storey residential block containing six flats. It contains a kitchen, bathroom and two bedrooms. The landlord provides a sofa, beds, washing machine and dryer.

7. The [APPELLANT] complained in 2022 that the kitchen sink was leaking, causing damage to the bathroom wall and floor tiles, and that there was inadequate heating resulting in damp mould in the bedrooms. A surveyor at that time noted that some repairs had been carried out and estimated the cost of repairs at £1,150.

8. In the application notice the [APPELLANT] says that problems persist but she give no real details.

The law

9. 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

10. A first floor flat in the same block available later this month is on the market at £1,725 per month, with a likely agreed price at £1,675 per month. The comparable local range is £1,725 to £1,900 per month. But flats at the higher end are in better condition, more modern and with an extra bathroom.

11. Based on our knowledge and experience, a comparable property which was let on an assured shorthold tenancy in the condition that is considered usual for such an open market letting, would attract a rent of £1,675.00 per month.

12. We make a reduction of £25 per month for the lack of repair, resulting in a figure of £1,650 per month.

The decision

3 13. The Tribunal therefore concludes that the rent at which the property might reasonably be expected to be let on the open market would be £1,650.00 per month.

14. This rent will take effect from 28 June 2025, being the date specified by the landlord in the notice of increase.

[RESPONDENT] [NAME]: 30 September 2025 _____________________________________________________