Rent Adjustment for Assured Tenancy: Factors Considered

OUTCOME: Allowed

MR22 First-tier Tribunal – Property Chamber File Ref No. FR/LON/00AE/MNR/2025/0674

Notice of the Tribunal Decision and Register of Rents under Assured Periodic Tenancies (Section 14 Determination or Section 22 Determination)

Housing Act 1988 Section 14

Address of Premises The Tribunal members were 20 [ADDRESS], [POSTCODE]

Mr O Dowty MRICS Mr [RESPONDENT]

[APPELLANT] 8 [ADDRESS], [POSTCODE]

Tenant [NAME] [APPELLANT] [NAME]

1. The rent is: £ 1,700 Per Cal. Month (excluding water rates and council tax but including any amounts in paras 3)

2. The date the decision takes effect is: 8 February 2025

3. The amount included for services is not applicable N/A Per

4. Date assured tenancy commenced 8 February 2018

5. Length of the term or rental period Monthly

6. Allocation of liability for repairs Landlord

7. Furniture provided by landlord or superior landlord Some white goods only.

8. Description of premises 2 bed flat with own door on ground floor of purpose built, 2 storey building in wider mid 20th century development.

Chairman Mr O Dowty MRICS Date of Decision 30 May 2025

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FIRST-TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case Reference : LON/00AE/MNR/2025/0674 Property : 20 [ADDRESS], [POSTCODE] Tenant : [NAME] [APPELLANT] [NAME] [NAME] Landlord : [RESPONDENT] of Application : Section 13 Housing Act 1988 Tribunal Members : Mr [NAME] Mr [NAME] and venue of Consideration : 30 May 2025 – 10 [ADDRESS], [POSTCODE] Date of Summary Reasons : 17 June 2025

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DECISION

The Tribunal determines a rent of £1,700 per calendar month with effect from 8 February 2025. ____________________________________

SUMMARY REASONS

Background 1. On 16 December 2024 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,900 in place of the existing rent of £1,535 per month to take effect from 8 February 2025.

2. On 3 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. The Tenant’s referral was received by the Tribunal on 3 February 2025.

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Inspection 3. The Tribunal has carried out an inspection of the property on 30 May 2025.

Evidence 4. The Tribunal has consideration of the written submissions provided by the Tenant. There were no written submissions from the landlord.

Determination and Valuation 5. Having consideration of our own expert, general knowledge of rental values in the area, we consider that the open market rent for the property in good tenantable condition would be in the region of £2,000 per calendar month. From this level of rent we have made adjustments in relation to:

• The tenant having installed the kitchen units, the kitchen flooring and some of the white goods at the property • The external condition (including the poorly sealed windows) • The internal condition of the property (including the damp issues)

6. The full valuation is shown below:

Market Rent

£2,000 Per Month

LESS Tenant installed kitchen units, flooring and some white goods 2.50% -£50 LESS External Condition (including poorly sealed windows) 5.0% -£100 LESS Damp & internal condition 7.5% -£150

Total £1,700 Per Month

7. The Tribunal determines a rent of £1,700 per calendar month.

Decision 8. The Tribunal therefore determined that the rent at which the subject property might reasonably be expected to be let in the open market by a willing Landlord under an assured tenancy was £1,700 per calendar month.

9. The Tribunal directs the new rent of £1,700 to take effect on 8 February 2025; this being the date as set out in the Landlord’s Notice of Increase.

Chairman: Mr O Dowty MRICS Date: 17 June 2025

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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.