Tribunal Sets £720/month Rent for Assured Tenancy in London
📌 In brief
The First-tier Tribunal decided on a fair rent for an assured periodic tenancy. They considered evidence from both sides and adjusted the rent based on the property's condition.
⚖️ Legal holding
A tenant is entitled to a fair rent adjustment based on the property's condition and local rental market, as evidenced by the Tribunal's assessment of £720 per month.
📖 What the law says
Under the Housing Act 1988, section 14 allows a tenant with an assured tenancy to apply to a tribunal to challenge the rent payable under the tenancy. However, the application cannot be made if the rent is already set by a previous determination under this section or if more than six months have passed since the start of the tenancy. Additionally, a tenant can also apply to challenge a new rent proposed in a notice under sections 13(2) or 13A(2). When determining the rent, the tribunal considers what a willing landlord would charge for a similar tenancy in the open market, taking into account the property's condition and any improvements made by the tenant.
Plain-English explanation — does not replace advice from a solicitor.
📖 Technical summary
The Tribunal set a rent of £720 per month for an assured periodic tenancy after considering the condition of the property and comparable rental values in the area.
📜 Headnote Official document
The Tribunal determined a rent of £720 per calendar month for an assured periodic tenancy after considering comparable evidence and adjusting for the property's condition.
📚 Full judgment Official document
OUTCOME: Allowed
First-tier Tribunal – Property Chamber File Ref No. LON/00AH/MNR/2024/0608
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 24 [ADDRESS] [POSTCODE]
[NAME] Mr. [RESPONDENT]. [RESPONDENT]
Landlord Mr. [RESPONDENT] 24 [ADDRESS], [POSTCODE]
Tenant Mr. [APPELLANT]
1. The rent is: £ £720 Per Calendar month (excluding water rates and council tax but including any amounts in paras 3)
2. The date the decision takes effect is: 25 August 2024
3. The amount included for services is not applicable N/A Per N/A
5. Date assured tenancy commenced 25 January 2020
6. Length of the term or rental period Monthly
7. Allocation of liability for repairs s.11, Landlord and Tenant Act, 1985
8. Furniture provided by landlord or superior landlord Part furnished – including double bed, wardrobe and chair, floor and window coverings.
9. Description of premises A large double room situated on the first floor of a terraced house with access to a communal kitchen and bathrooms.
[NAME] of Decision 17 January 2025
1
Case Reference
: LON/00AH/MNR/2024/0608
Property : 24 [ADDRESS], [POSTCODE]
Tenants
: [RESPONDENT]
Landlord : [RESPONDENT] of Objection : 12th August 2024
Type of Application : Determination of a Market Rent sections 13 & 14 of the Housing Act 1988
Tribunal
: Mr. [NAME]
Mr. [NAME] of Summary Reasons
: 17th January 2025
_______________________________________________
DECISION
The Tribunal determines a rent of £720 per calendar month with effect from 25th August 2024. ____________________________________
© CROWN COPYRIGHT 2025
FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
2
SUMMARY REASONS
Background
1. On 20 July 2024 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £850 per calendar month in place of the existing rent of £630 per calendar month to take effect from 25 August 2024.
2. On 10 August 2024 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 12 August 2024.
3. Directions were issued on 3 October 2024 by the Tribunal.
4. The parties were invited to submit any relevant information and submissions. The tenant and the landlord each submitted a reply form and additional evidence to support their respective case.
5. In their reply form, the tenant had indicated that they wished a hearing be held in this matter. Accordingly, a face-to-face hearing was held in this matter on 7 January 2025 at 10 [ADDRESS], [POSTCODE].
6. In their reply form the tenant also requested that the property be inspected. Accordingly, the property was inspected by the Tribunal on 7 January 2027.
Evidence
7. The Tribunal has consideration of the written submissions provided by the Tenant and the Landlord.
Determination and Valuation
8. Having consideration of the comparable evidence proved by the parties and 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 £800 per calendar month. From this level of rent we have made adjustments in relation to:
The current condition of the property including dated internal decorative finishings, fixtures, fittings and floor coverings.
9. The valuation is shown below:
3
per calendar month Market Rent
£800
Less Dated internal decoration, fixtures, fittings and floor coverings
Approx.10 %
£80
£720
7. The Tribunal determines a rent of £720 per calendar month.
Decision
8. The Tribunal determined that the rent at which the subject property might reasonably be expected to be let in the open market by a [NAME] under an assured tenancy was £720 per calendar month.
9. The Tribunal directs the new rent of £720 to take effect on 25 August 2024. Whilst the tenant stated in the hearing that a rent commencement date in August may would cause him financial hardship, the Tribunal were not convinced given the lack of evidence submitted by the tenant in relation to their financial situation.
Chairman: [NAME]: 17 January 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 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.
📊 How courts decide similar cases
Among 12 similar decisions in this collection:
- First-tier Tribunal (Property Chamber) Tribunal sets £1,100/month rent for assured tenancy in London
- First-tier Tribunal (Property Chamber) Rent Determination for Assured Tenancy Set by First-tier Tribunal
- First-tier Tribunal (Property Chamber) Tribunal sets £461.60 rent for assured tenancy in Brixton
- First-tier Tribunal (Property Chamber) Tribunal Sets £1800/month Rent for Assured Tenancy in Reading
- First-tier Tribunal (Property Chamber) Tribunal sets £1,650/month rent for assured tenancy in Harrow
- First-tier Tribunal (Property Chamber) Tribunal Sets £1,800/month Rent for Assured Tenancy in London
- First-tier Tribunal (Property Chamber) Tribunal sets £250/week rent for assured tenancy in Woodford
- First-tier Tribunal (Property Chamber) Tribunal Sets £2050 Rent for Assured Tenancy in South Hampstead
- First-tier Tribunal (Property Chamber) Tribunal Sets £2,400/month Rent for Assured Tenancy in Bromley
- First-tier Tribunal (Property Chamber) Tribunal sets £930/month rent for assured tenancy in London
- First-tier Tribunal (Property Chamber) Tribunal sets £1300/month rent for assured tenancy in London
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 open market rent for the property in good condition was £800 per calendar month.
- The property's dated internal decorative finishings, fixtures, fittings, and floor coverings justified a 10% reduction in rent.
- The tribunal determined the final rent to be £720 per calendar month.
- The new rent was directed to take effect from August 25, 2024.
❌ Tends to be rejected
- The tenant's argument for a later rent commencement date due to financial hardship was not accepted.
Patterns observed in similar cases in this collection — every case is unique.
❓ Frequently asked questions
What did this decision decide?
The Tribunal set a new rent of £720 per month for an assured periodic tenancy.
What was the dispute about?
The dispute was over the proposed increase in rent from £630 to £850 per month.
How did the court decide, and why?
The court decided to set the rent at £720 per month, adjusting downwards from the proposed £850 due to the property's dated internal decorations and fixtures.
Which laws or rules were applied?
The Housing Act 1988, specifically section 14, was applied.
What was the argument that mattered most?
The argument that mattered most was the condition of the property, which influenced the final rent determination.
Was the decision for or against the person who brought the case?
The decision was for the tenant, who argued against the proposed rent increase.
What does this mean for someone in a similar situation?
Someone in a similar situation might benefit from having the property's condition assessed when determining a fair market rent.
What evidence or documents mattered?
The evidence that mattered included the condition of the property and comparable rental values in the area.