Tribunal Sets Fair Rent After Objection

OUTCOME: Allowed

FR27 2088First-tier Tribunal – Property Chamber File Ref No. HAV/23UD/F77/2025/0613

Notice of the Tribunal Decision

Rent Act 1977 Schedule 11

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

[NAME] [NAME] Judge Percival

Landlord Projects by [APPELLANT]

Tenant Mrs [APPELLANT]

1. The fair rent is £6480.00 Per Annum (excluding water rates and council tax but including any amounts in paras 3&4)

2. The effective date is 7 May 2025

3. The amount for services is n/a Per n/a

not applicable

4. The amount for fuel charges (excluding heating and lighting of common parts) not counting for rent allowance is

n/a Per n/a

not applicable

5. The rent is not to be registered as variable.

6. The capping provisions of the Rent Acts (Maximum Fair Rent) Order 1999 apply (please see calculation overleaf).

7. Details (other than rent) where different from Rent Register entry

8. For information only:

The fair rent to be registered is not limited by the Rent Acts (Maximum Fair Rent) Order 1999, because it is below the maximum fair rent of £6938.50 per Annum prescribed by the Order.

[NAME] of decision 7 May 2025

FR27 MAXIMUM FAIR RENT CALCULATION

LATEST RPI FIGURE X 395.30

PREVIOUS RPI FIGURE Y 358.30

X 395.30 Minus Y 377.30 = (A) 37.00

(A) 37.00 Divided by Y 358.30 = (B) 0.1033

First application for re-registration since 1 February 1999? NO

If yes (B) plus 1.075 = (C) n/a

If no (B) plus 1.05 = (C) 1.1533

Last registered rent* £6016.00 Multiplied by (C) = £6938.25 *(exclusive of any variable service charge)

Rounded up to nearest 50p = £6938.50

Variable service charge? NO If YES add amount for services n/a

MAXIMUM FAIR RENT = £6938.50 Per Annum

Explanatory Note

1. The calculation of the maximum fair rent, in accordance with the formula contained in the Order, is set out above.

2. In summary, the formula provides for the maximum fair rent to be calculated by:

(a) increasing the previous registered rent by the percentage change in the retail price index (the RPI) since the date of that earlier registration and

(b) adding a further 7.5% (if the present application was the first since 1 February 1999) or 5% (if it is a second or subsequent application since that date).

A 7.5% increase is represented, in the calculation set out above, by the addition of 1.075 to (B) and an increase of 5% is represented by the addition of 1.05 to (B).

The result is rounded up to the nearest 50 pence.

3. For the purposes of the calculation the latest RPI figure (x) is that published in the calendar month immediately before the month in which the Tribunal’s fair rent determination was made.

4. The process differs where the tenancy agreement contains a variable service charge and the rent is to be registered as variable under section 71(4) of the Rent Act 1977. In such a case the variable service charge is removed before applying the formula. When the amount determined by the application of the formula is ascertained the service charge is then added to that sum in order to produce the maximum fair rent.

© CROWN COPYRIGHT 2025

FIRST-TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case Reference : HAV/23UD/F77/2025/0613 Property : [ADDRESS] [POSTCODE]

Tenant : Mrs [COUNSEL] :

None

Landlord : Projects by [RESPONDENT] : [NAME] of Application :

Section 70 Rent Act 1977 (“the Act”) Determination by the First-Tier Tribunal of the fair rent of a property following an objection to the rent registered by the Rent Officer.

Tribunal Members : [NAME] [NAME] Judge R Percival Date of Objection : 29th January 2025 Date of Decision and Summary Reasons :

7th May 2025

DECISION

The Tribunal determines a rent of £6,480 per annum with effect from 7th May 2025.

HAV/23UD/2025/0613 2

SUMMARY REASONS

Background 1. On 15th October 2024 the Landlord applied to the Rent Officer for the registration of a new rent for the property in accordance with Section 70 of the Rent Act 1977.

2. The rent was previously registered on 10th November 2022 at £6,016 per annum, equating to £501.33 per month, following a determination by the Rent Officer.

3. On 2nd December 2024 the Rent Officer registered a new rent of £6,713.20 per annum, equating to £559.42 per month, for the property to take effect from the 2nd December 2024.

4. On 29th January 2025 the Landlord’s Agent objected to this new rent and the matter was referred to the First-tier Tribunal Property Chamber (Residential Property), formerly a Rent Assessment Committee. Inspection 5. The Tribunal did not inspect the property but considered this case based on the papers provided by the parties and information freely available on the internet. Evidence

6. There were no additional written submissions from either party. Determination and Valuation 7. Having consideration to the comparable evidence provided 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 £800 per month. Residential rents are normally quoted as a monthly figure.

8. Such a tenancy would normally include white goods, carpets and curtains/blinds to all be provided by the Landlord. The Landlord would also be responsible for internal repair and decoration.

9. In this case the property is not let in such condition or with white goods, carpets and curtains all supplied therefore some adjustments to the ‘open market rent’ are necessary. In addition, the Tribunal has made the adjustments for the Tenant’s responsibility for internal decoration, unmodernised kitchen and bathroom and lack of central heating.

10. The Tribunal noted the numbers of properties with similar accommodation within a reasonable distance of the property that are available to rent and decided that no deduction for scarcity should be made.

11. The Energy Performance Rating for the property is ‘E’.

HAV/23UD/2025/0613 3 12. The full valuation is shown below: Full open market rent in good condition £800 Less deductions for:- Unmodernised kitchen

£100 Tenant’s provision of white goods

£30 Lack of central heating

£80 Unmodernised bathroom

£50

____

Total deduction per month

£260 TOTAL RENT PAYABLE PER MONTH

£540

13. Having made the adjustments indicated above the Fair Rent determined by the Tribunal for the purpose of section 70 of the Rent Act 1977 was £540 per calendar month which equates to £6,480 per annum.

14. This rent takes effect from 7th May 2025, this being the date of the Tribunal’s decision.

15. The Section 70 Fair Rent determined by the Tribunal is below or equal to the maximum fair rent of £6,938.50 permitted by the Rent Acts (Maximum Fair Rent) Order 1999 details of which are shown on the rear of the Decision Notice and accordingly we determine that the limit set by the Order does not apply in this case.

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.