Market Rent Determination for a London Flat
📌 In brief
The First-tier Tribunal (Property Chamber) decided on the market rent for a furnished flat in London. They set the rent at £2850 per month based on their understanding of local rental values.
⚖️ Legal holding
A tenant is entitled to a fair market rent for their property as determined by the Tribunal.
📖 What the law says
Under the Housing Act 1988, section 22 allows a tenant under an assured shorthold tenancy to apply to an appropriate tribunal for a determination of a fair market rent. However, applications cannot be made if the rent was previously determined under this section, if more than six months have passed since the start of the tenancy, or if the tenancy falls under certain conditions outlined in section 20. Additionally, the tribunal will only determine a new rent if there are enough similar properties in the area and if the current rent is significantly higher than what could reasonably be obtained.
Plain-English explanation — does not replace advice from a solicitor.
📖 Technical summary
The Tribunal determined a market rent for a furnished flat in London.
📜 Headnote Official document
The First-tier Tribunal (Property Chamber) determined a market rent of £2850 per calendar month for a furnished flat in London, relying on expert knowledge of rental values in the area.
📚 Full judgment Official document
OUTCOME: Allowed
1
Case Reference
: LON/00BK/MDR/2025/0002
Property : [ADDRESS] [POSTCODE]
Tenant
: [APPELLANT]
Landlord : [APPELLANT] of Objection : 20 November 2024
Type of Application : Determination of a Market Rent section 22 of the Housing Act 1988
Tribunal
: Mr [NAME] [NAME] of Summary Reasons
: 25 March 2025
_______________________________________________
DECISION
The Tribunal determines a rent of £2850 per calendar month with effect from 2 August 2024. ____________________________________
© CROWN COPYRIGHT 2023
FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
2 SUMMARY REASONS
Background
1. From 2 August 2024 the Landlord let the property to the Tenant for a term of one year from and including 2 August 2024 at an initial rent of £2850 per month. The tenant paid a deposit of £3288.45. The flat is said to be furnished but an inventory was not supplied.
2. On 20 November 2024 under Section 22 of the Housing Act 1988, the Tenant requested a determination of the market rent from the Tribunal The Tenant’s referral was received by the Tribunal on 20 November 2024 and therefore within the first 6 months of the tenancy.
Inspection
3. The Tribunal did not inspect the property but considered this case on the basis of the papers provided by the parties.
Evidence
4. There were no written submissions from the parties.
Determination and Valuation
5. No comparable evidence has been proved by the parties and the tribunal has relied on of our own expert, general knowledge of rental values in the area, we consider that the open market rent for the property in the condition and with the amenities the market would expect would be in the region of £2850 per calendar month.
6. The Tribunal determines a rent of £2850 per calendar month
Chairman: A Harris
Date: 25 March 2025
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
3 will be set out in the full reasons. Any subsequent application for permission to appeal should be made on Form RP PTA.
MR22 First-tier Tribunal – Property Chamber File Ref No. LON/00BK/MDR/2025/0002
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]
Mr A [NAME]
Landlord [RESPONDENT] 38 [ADDRESS] [POSTCODE]
[NAME] [APPELLANT]
1. The rent is: £ 2850 Per month (excluding water rates and council tax but including any amounts in paras 3)
2. The date the decision takes effect is: 2 August 2024
*3. The amount included for services is/is
negligible/not applicable
Per
*4. Service charges are variable and are not included
5. Date assured tenancy commenced 2 August 2024
6. Length of the term or rental period Monthly
7. Allocation of liability for repairs As per tenancy agreement SS11 and 12 Landlord and Tenant Act 1985
8. Furniture provided by landlord or superior landlord As per inventory (not supplied)
9. Description of premises Second floor flat with 1 bedroom and one reception room
Chairman A Harris Date of Decision 25 March 2025
📊 How courts decide similar cases
Among 11 similar decisions in this collection:
- First-tier Tribunal (Property Chamber) Market Rent Determination for Assured Tenancy Property
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets Fair Market Rent for Disputed Property
- First-tier Tribunal (Property Chamber) Tribunal Sets Market Rent of £1,800 for Tenancy
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets Market Rent at £1,300 Per Month
- First-tier Tribunal (Property Chamber) First-tier Tribunal Adjusts Rent Based on Property Conditions
- First-tier Tribunal (Property Chamber) Tenant Wins Reduced Rent Due to Damp and Mould Issues
- First-tier Tribunal (Property Chamber) Market Rent Determination: New Rent Set at £1,700 Per Month
- First-tier Tribunal (Property Chamber) Tribunal Sets New Rent of £1,600 for Assured Tenancy
- First-tier Tribunal (Property Chamber) First-tier Tribunal Determines Fair Market Rent for Tenancy
A snapshot of this collection — not a prediction of your case's outcome.
⚖️ What tends to weigh in cases like this
✅ Tends to be accepted
- The Tribunal determined the market rent based on its own expert knowledge of rental values in the area.
- The Tribunal set the rent at £2850 per calendar month, effective from 2 August 2024.
- The tenant's request for a market rent determination was made within the first six months of the tenancy.
Patterns observed in similar cases in this collection — every case is unique.
❓ Frequently asked questions
What did this decision decide?
It decided on the market rent for a furnished flat in London.
Who was involved?
The tenant and the landlord were involved.
How did the court decide, and why?
The court decided based on their own knowledge of rental values in the area.
Which laws or rules were applied?
The Housing Act 1988 section 22 was applied.
What was the argument that mattered most?
The argument that mattered most was the expert knowledge of rental values in the area.
Was the decision for or against the person who brought the case?
The decision was for the tenant.
What does this mean for someone in a similar situation?
Someone in a similar situation can seek a determination of market rent if they believe the current rent is unfair.
What evidence or documents mattered?
No written submissions were provided, and the court relied on its own expertise.
Can a decision like this be appealed?
Yes, decisions like this can be appealed, but a request for full reasons must be made first.
Is it worth getting a solicitor for a case like this?
It is recommended to get advice from a qualified solicitor for such cases.