Tribunal Adjusts Proposed Rent After Considering Tenant Improvements

OUTCOME: Allowed

© CROWN COPYRIGHT

Case Reference

: BIR/00CW/MNR/2025/0715

Property : 27 Wayford Glade, Willenhall, West Midlands, [POSTCODE]

Tenant

: [APPELLANT]

Landlord : [APPELLANT]

Landlord’s agent : None appointed

Date of application : 20 April 2025

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

Tribunal Members : [NAME] B.Sc.(Est.Man.) FRICS

M H C Alexander B.Sc.(Hons.) MRICS

Date of Decision : 30 October 2025

___________________________________________________

DECISION

The Tribunal determines a rent of £950 per calendar month with effect from 24 May 2025 ______________________________________

FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)

2 REASONS FOR THE DECISION

Background

1. On 17 April 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,000 per calendar month in place of the existing rent of £625 to take effect from 24 May 2025.

2. On 20 May 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.

Inspection

3. The Tribunal did not inspect the property but considered the case on the basis of the papers provided by the parties and having regard to its own knowledge, expertise and on-line research.

Evidence

4. No written submissions were provided by the parties other than the information on the Tenant's application form to the Tribunal detailing the accommodation.

5. From the Form, the property is understood to be a three bedroom semi-detached house with living room, kitchen and w.c. It has a small front garden, back garden and garage. The property was let unfurnished on 23 December 2017. The rent at the date of application was £625 per calendar month although the Tribunal have not been advised when this was agreed. The rent excludes Council Tax and water rates. The landlord is responsible for repairs and there is no service charge.

6. The Tenant advised that he had provided carpet, redecorated the living room and landscaped the front garden.

7. Neither party provided any evidence of rents obtained for other properties let in the area for comparison.

Determination and Valuation

8. Having considered the comparable evidence proved by the parties and of our own expert, 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 £1000 per calendar month. From this we have made adjustments in relation to:

a) The value of carpets fitted by the Tenant.

3 9. The valuation is shown below:

Market Rent

£1000

Less Items given under a) above

£ 50

£ 950 pcm Decision

10. 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 £950 per calendar month with effect from 24 May

2025.

Chairman: [NAME]: 30 October 2025

APPEAL PROVISIONS

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.

4

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 27 Wayford Glade, Willenhall, West Midlands, [POSTCODE]

[NAME] Mr [RESPONDENT]

Landlord [RESPONDENT] 8 [ADDRESS], [POSTCODE]

Tenant [NAME]

1. The rent is: £950 Per Calendar month (excluding water rates and council tax but including any amounts in paras 3)

2. The date the decision takes effect is: 24 May 2025

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

4. Date assured tenancy commenced 23 December 2017 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 None 8. Description of premises Three bedroom semi-detached house.

Chairman [NAME] B.Sc.(Est.Man.) FRICS Date of Decision 30 October 2025

First-tier Tribunal – Property Chamber File Ref No.

BIR/00CW/MNR/2025/0715