Market Rent Determination Under Housing Act 1988
📌 In brief
The First-tier Tribunal decided on a fair market rent for a property, setting it at £670.00 per month from April 1, 2025, based on the Housing Act 1988.
⚖️ Legal holding
A tenant is entitled to have their rent determined according to market values in the locality.
📖 What the law says
This section applies to certain types of assured periodic tenancies, allowing landlords to serve a notice proposing an increase in rent. The notice must specify a new rent to take effect at the beginning of a new period of the tenancy, which must begin at least two months after the date of the notice's service.
A tenant can apply to a tribunal to challenge the rent payable under an assured tenancy. The tribunal will then determine the open-market rent based on what a willing landlord might expect to receive for letting the property under similar terms.
Plain-English explanation — does not replace advice from a solicitor.
📖 Technical summary
The Tribunal determined a market rent for a property under sections 13 and 14 of the Housing Act 1988.
📜 Headnote Official document
The Tribunal determined a market rent of £670.00 per calendar month for a property under sections 13 and 14 of the Housing Act 1988, effective from April 1, 2025.
📚 Full judgment Official document
OUTCOME: Allowed
© CROWN COPYRIGHT
Case Reference
: BIR/00CU/MNR/2025/0632
Property : 19 [ADDRESS] [POSTCODE]
Tenant
: [APPELLANT]
Landlord : [NAME]
Landlord’s agent : [NAME] of Application : Determination of a Market Rent under sections 13 & 14 of the Housing Act 1988
Tribunal Members : [NAME]
N Atherton MRICS Dip Rating
Date of Decision : 29 August 2025
Date of Issue
: 11 September 2025
_______________________________________________
DECISION
The Tribunal determines a rent of £670.00 per calendar month with effect from 1 April 2025. ____________________________________
FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
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REASONS FOR THE DECISION
Background
1. The Landlord served a notice under Section 13(2) of the Housing Act 1988 (“the Act”) which proposed a new rent of £695.00 per calendar month (pcm), in place of the existing rent of £600.00 pcm, to take effect from 1 April 2025. The original tenancy commenced on 24 December 2012.
2. By an application received on 11 March 2025, under Section 13(4)(a) of the Act, the Tenant referred the Landlord’s notice proposing a new rent to the Tribunal for determination of a market rent.
Inspection
3. The Tribunal has not carried out an inspection of the Property. Neither party requested an oral hearing. Accordingly, the Tribunal has considered this case on the basis of the papers provided by the parties and having regard to its own knowledge, expertise and online research.
The Property
4. The application form combined with the Tribunal’s own research, confirmed essential details of the Property as a first floor flat, forming part of a three-storey purpose built development, offering the following accommodation:
FF Living room/kitchen, bedroom, kitchen and bathroom.
The Property is situated approximately two miles to the south of Walsall town centre. Junction 9 of M6 motorway is in located in close proximity.
The Tenant indicated that they had replaced flooring and decorated the Property.
Evidence
5. Neither party returned the Tribunal’s reply forms.
Determination and Valuation
6. Relying on its own expert, general knowledge of rental values in the area, the Tribunal considers that the rent proposed by the Landlord - £695.00 per calendar month – is in line with market values. The Tribunal therefore adopts, as a starting point, the rental of £695.00 pcm for the Property.
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7. From this level of rent, the Tribunal has made an adjustment in relation to the following:
a) Tenant’s decorating liability.
The full valuation is shown below:
pcm Market Rent
£695.00
Less a) Items given under a) above
£25.00
£25.00
Say
£670.00
Decision
12. Therefore, the Tribunal determines the market rent at £670.00 per calendar month with effect from 1 April 2025.
Chairman: [NAME]
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.
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First-tier Tribunal – Property Chamber File Ref No. BIR/00CU/MNR/2025/0632
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. 19 [ADDRESS] [POSTCODE]
[NAME] N Atherton MRICS Dip Rating
Landlord [NAME]
Tenant
[APPELLANT]
1. The rent is: £670.00 Per month (excluding water rates and council tax but including any amounts in paras 3)
2. The date the decision takes effect is: 1 April 2025
3. The amount included for services is not applicable
Per
4. Date assured tenancy commenced 24 December 2012 5. Length of the term or rental period Monthly 6. Allocation of liability for repairs Landlord and Tenant Act 1985 7. Furniture provided by landlord or superior landlord
8. Description of premises Flat with 1 bedroom
[NAME] of Decision 29 August 2025
📊 How courts decide similar cases
Among 12 similar decisions in this collection:
- First-tier Tribunal (Property Chamber) Tribunal Sets New Rent of £950 Per Month
- First-tier Tribunal (Property Chamber) Market Rent Determination for Assured Tenancy
- First-tier Tribunal (Property Chamber) First-tier Tribunal Determines Market Rent for Residential Property
- First-tier Tribunal (Property Chamber) First-tier Tribunal Determines New Market Rent for Tenant
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets New Market Rent for Property
- First-tier Tribunal (Property Chamber) Tribunal Sets New Market Rent for Tenant Considering Property Condition and…
- First-tier Tribunal (Property Chamber) Tribunal Adjusts Proposed Rent After Considering Tenant Improvements
- First-tier Tribunal (Property Chamber) Market Rent Determination for Residential Property
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets New Market Rent for Property
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 rent is determined based on the market value of similar properties in the locality.
- A fair market rent adjustment takes into account the condition of the property and any financial hardship.
- Recent improvements to the property are considered in determining the fair market rent.
- The proposed rent is adjusted based on the property's condition and improvements.
- The tenant is entitled to a fair market rent determination under Sections 13 and 14 of the Housing Act 1988.
Patterns observed in similar cases in this collection — every case is unique.
❓ Frequently asked questions
What did this decision decide?
It set a market rent of £670.00 per month for a property.
Who was involved?
A tenant and a landlord were involved.
How did the court decide, and why?
The court decided based on market values in the area, adjusting for the tenant's improvements.
Which laws or rules were applied?
Sections 13 and 14 of the Housing Act 1988 were applied.
What was the argument that mattered most?
The argument that mattered most was the market value assessment of the property.
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 should consider market values and any improvements made to the property.
What evidence or documents mattered?
The evidence included the landlord's proposal and the tenant's improvements.
Can a decision like this be appealed?
Yes, either party can appeal the decision to the Upper Tribunal on a point of law.
Is it worth getting a solicitor for a case like this?
It is recommended to seek advice from a qualified solicitor for such cases.