Rent Reduced Due to Property Disrepair - First-tier Tribunal Decision

OUTCOME: Allowed

MR22 First-tier Tribunal – Property Chamber File Ref No. LON/00AZ/MNR/2025/0723

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 20C [ADDRESS] [POSTCODE]

Mr [RESPONDENT] [COMPANY] 99 Clapton Common London [POSTCODE]

Tenant [NAME]

1. The rent is: £ 875.00 Per month (excluding water rates and council tax but including any amounts in paras 3)

2. The date the decision takes effect is: 15 March 2025

*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 15 January 2013

6. Length of the term or rental period monthly

7. Allocation of liability for repairs Landlord full repairing

8. Furniture provided by landlord or superior landlord Cooker & white goods

9. Description of premises One bedroom flat on second floor in a converted house

[NAME] of Decision 8 September 2025

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Case Reference : LON/00AZ/MNR/2025/0723

Property

: 20C [ADDRESS] [POSTCODE]

Tenant : [APPELLANT]

Landlord : P41

Date of Objection : 3 March 2025

Type of Application : Determination of a Market Rent sections 13 & 14 of the Housing Act 1988

Tribunal : Mr [NAME] [NAME] of Summary Reasons

: 8 September 2025

_______________________________________________

DECISION

The Tribunal determines a rent of £875.00 per calendar month with effect from 15 March 2025. ____________________________________

© CROWN COPYRIGHT 2023

FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)

2 SUMMARY REASONS

Background 1. On 13 February 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £ 1291.98 in place of the existing rent of £ 850.00 per month to take effect from 15 March 2025.

2. On 3 March 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 March 2025.

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. The Tribunal has consideration of the written submissions provided by the parties. The evidence included photographs of significant disrepair.

Determination and Valuation

5. No comparable evidence was provided by the parties. The tribunal relied on 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 £1250.00 per calendar month. From this level of rent we have made adjustments in relation to:

Disrepair at the photographs.

6. The full valuation is shown below:

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 £875.00 per calendar month.

9. The Tribunal directs the new rent of £875.00 to take effect on 1 May 2025 This being the date as set out in the Landlord’s Notice of Increase.

[NAME]: [NAME]: 8 September 2025

PCM AST Market rent 1,250.00 £ less poor condition 30.0% 375.00 -£ 875.00 £

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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 subsequent application for permission to appeal should be made on Form RP PTA.