Tribunal Sets Fair Rent for Tenancy Under Rent Act 1977

OUTCOME: Allowed

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Case Reference

: MAM/LON/00AM/F77/2024/0008

Property : Flat 1 Garrett House, [COMPANY], [ADDRESS], [POSTCODE]

Tenant

: Miss [APPELLANT]

Landlord : The [RESPONDENT] of Objection : 14 November 2023

Type of Application : Section 70, Rent Act 1977

Tribunal

: Mr [NAME]

Date of Summary Reasons

: 13 March 2024

_______________________________________________

DECISION

The sum of £232.51 per calendar week including variable service charges will be registered as the fair rent with effect from 13 March 2024, being the date the Tribunal made the Decision. ____________________________________

© CROWN COPYRIGHT 2023

FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)

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SUMMARY REASONS

Background

1. Following an objection from the Tenant to the determination of a fair rent by the Rent Officer, the Tribunal has made a determination under the provisions of the Rent Act 1977.

Inspection

2. The Tribunal did not inspect the property but considered this case on the basis of the papers provided by the parties.

Evidence

3. There were no written submissions from the parties.

Determination and Valuation

4. Having consideration 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 and with the amenities the market would expect would be in the region of £400 per week. From this level of rent we have made adjustments in relation to:

The terms of the tenancy and assumed condition

5. The Tribunal has also made an adjustment for scarcity.

6. The full valuation is shown below:

7. The Tribunal determines a s70 market rent of £256.00 per week.

Decision

8. The uncapped fair rent initially determined by the Tribunal, for the purposes of section 70, was £256.00 per week. The capped rent for the property Fair rent PW Market rent 400.00 £ less condition & terms 20% 80.00 -£ adjusted rent 320.00 £ less scarcity off adj rent 20% 64.00 -£ Fair rent 256.00 £

3 according to the provisions of the Rent Acts (Maximum Fair Rent) Order 1999 is calculated at £232.51 per week. The calculation of the capped rent is shown on the decision form. In this case the lower rent of £232.51 per week is to be registered as the fair rent or this property.

The tribunal notes from the letter of objection that the rent payable is limited by government guidelines and may be below the registered rent which is the maximum payable.

Chairman: [NAME]: 13 March 2024

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

FR27 First-tier Tribunal – Property Chamber File Ref No. MAM/LON/00AM/F77/2024/0008

Notice of the Tribunal Decision

Rent Act 1977 Schedule 11

Address of Premises The Tribunal members were Flat 1 Garrett House, [COMPANY], [ADDRESS], [POSTCODE]

Landlord The [APPELLANT]

Tenant Miss [APPELLANT]

1. The fair rent is 214.58 Per week (excluding water rates and council tax but including any amounts in paras 3&4)

2. The effective date is 13 March 2024

3. The amount for services is 21.51 Per week

negligible/not applicable

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

Per

negligible/not applicable

5. The rent is/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)/ do not apply because 1st registration/15% exemption.

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

8. For information only:

(a) The fair rent to be registered is the maximum fair rent as prescribed by the Rent Acts (Maximum Fair Rent) Order 1999. The rent that would otherwise have been registered was £ 256.00 ................. per week .......................... including £ 21.51 ............. per week ........................ for services (variable).

(b) The fair rent to be registered is not limited by the Rent Acts (Maximum Fair Rent) Order 1999, because it is the same as/below the maximum fair rent of £ ................... per .................... including £ ......................................... per ................................. for services (variable) prescribed by the Order.

[NAME] of decision 13 March 2024

FR27 MAXIMUM FAIR RENT CALCULATION

LATEST RPI FIGURE X 378

PREVIOUS RPI FIGURE Y 294.6

X 378 Minus Y 294.6 = (A) 83.4

(A) 83.4 Divided by Y 294.6 = (B) 0.28310

First application for re-registration since 1 February 1999 YES/NO

If yes (B) plus 1.075 = (C)

If no (B) plus 1.05 = (C) 1.33310

Last registered rent* 158 Multiplied by (C) = 210.63 *(exclusive of any variable service charge)

Rounded up to nearest 50p = 211.00

Variable service charge YES / NO If YES add amount for services 21.51

MAXIMUM FAIR RENT = £232.51 Per week

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.