Tribunal Sets Fair Market Rent for Tenancy

OUTCOME: Allowed

MR22 First-tier Tribunal – Property Chamber File Ref No. LON/00AY/MNR/2025/0821

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 [ADDRESS], [POSTCODE]

[NAME] [NAME]

Landlord [RESPONDENT] 45 [ADDRESS] [POSTCODE]

Tenant Mr [APPELLANT]

1. The rent is: £ 855.00 Per month (excluding water rates and council tax but including any amounts in paras 3)

2. The date the decision takes effect is: 8 September 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 16 September 2019

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

9. Description of premises Self contained room with shower room. Shared use of kitchen off communal landing. No double glazing or central heating

[NAME] of Decision 8 September 2025

1

Case Reference

: LON/00AY/MNR/2025/0821

Property : [ADDRESS], [POSTCODE]

Tenant

: Mr [APPELLANT]

Landlord : [APPELLANT] [COMPANY] of Objection : 17 May 2025

Type of [NAME] : 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 £855.00 per calendar month exclusive of service charges with effect from 8 September 2025. ____________________________________

© CROWN COPYRIGHT 2023

FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)

2

REASONS

Background

1. On 9 May 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £ 1295.00 in place of the existing rent of £ 850.00 per month to take effect from 16 June 2025.

2. On 17 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. The Tenant’s referral was received by the Tribunal on 17 May 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 considered the written submissions provided by the parties.

5. Comparables were provided by both parties.

6. The Landlord’s comparables consisted of an address, rent and photograph but no other details and are of little assistance.

7. The tenant provided 7 sets of details of studios over a wide area surrounding the subject property at rents ranging fron£790 per month to £1000 per month.

• [ADDRESS], a studio, unfurnished with cramped ,poor quality but private kitchen. No heating. £1000 pcm. • [ADDRESS], 2nd floor studio shower cubicle, kitchenette, WC outside the room, electric heating. Rent includes council tax and water rates. £790 pcm. • [ADDRESS], too far away, studio, no central heating £900 pcm • [ADDRESS], studio with kitchenette and shower room. Not clear if heating,£925 pcm • [ADDRESS] studio room, no heating, no mention of kitchen, £950 pcm • [ADDRESS], studio with kitchenette, bathroom, central heating and double glazing, £950 pcm • [ADDRESS] large studio, newly refurbished, central heating, separate kitchen £975 pcm

3 Determination and Valuation

8. In addition to the comparable evidence provided by the parties, the tribunal has relied on of our own expert, general knowledge of rental values in the area. We consider that the open market rent for the property in the condition the market would expect and fully self contained would be in the region of £950 per calendar month. From this we have made a deduction for the shared kitchen and lack of heating, double glazing, carpets, curtains and white goods. Our valuation is

Decision

9. 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 £855.00 per calendar month.

10. The Tribunal directs the new rent of £855.00 to take effect on 8 September 2025. The Tribunal was satisfied that a starting date of that specified in the Landlord’s notice would cause the tenant undue hardship.

Chairman: [NAME]: 8 September 2025

Rights of appeal

By rule 36(2) of the Tribunal Procedure (First-tier Tribunal) (Property Chamber) Rules 2013, the Tribunal is required to notify the parties about any right of appeal they may have.

If a party wishes to appeal this decision to the Upper Tribunal (Lands Chamber), then a written [NAME] for permission must be made to the First-tier Tribunal at the Regional Office which has been dealing with the case. The [NAME] should be made on Form RP PTA available at https://www.gov.uk/government/publications/form-rp-pta-[NAME]-for- permission-to-appeal-a-decision-to-the-upper-tribunal-lands-chamber

PCM AST Market rent 950.00 £ less shared kitchen 10.0% 95.00 -£ 855.00 £

4 The [NAME] for permission to appeal must arrive at the Regional Office within 28 days after the Tribunal sends written reasons for the decision to the [NAME].

If the [NAME] is not made within the 28-day time limit, such [NAME] must include a request for an extension of time and the reason for not complying with the 28-day time limit; the Tribunal will then look at such reason(s) and decide whether to allow the [NAME] for permission to appeal to proceed, despite not being within the time limit.

The [NAME] for permission to appeal must identify the decision of the Tribunal to which it relates (i.e. give the date, the property and the case number), state the grounds of appeal and state the result the party [NAME] the [NAME] is seeking. Please note that if you are seeking permission to appeal against a decision made by the Tribunal under the Rent Act 1977, the Housing Act 1988 or the Local Government and Housing Act 1989, this can only be on a point of law.

If the First-tier Tribunal refuses to grant permission to appeal, a further [NAME] for permission may be made to the Upper Tribunal (Lands Chamber).