Tribunal Sets Market Rent at £1,000 Per Month
📌 In brief
A tribunal has decided that the fair market rent for a property in Coventry is £1,000 per month based on evidence of similar properties and expert knowledge. The decision took effect on April 5th, 2025.
⚖️ Legal holding
A landlord may propose a new rent under Section 13(2) of the Housing Act 1988, which can be determined by a tribunal if referred under Section 13(4)(a).
📖 What the law says
This section allows landlords to propose a new rent for assured periodic tenancies, excluding relevant low-cost tenancies. The landlord must serve a notice in a prescribed form proposing the new rent, which must take effect at the start of a new period specified in the notice. The new period must begin at least two months after the notice is served. If the rent has been previously increased, the next increase must wait until the first anniversary of the previous increase or 52 weeks after the previous increase, depending on the type of tenancy.
This section permits a tenant to apply to a tribunal to challenge the rent payable under an assured tenancy, except for relevant low-cost tenancies. The tribunal will determine the open-market rent the property could reasonably expect to be let at, considering the same terms and conditions as the original tenancy, excluding the rent amount. The determination excludes certain factors like improvements made by the tenant or reductions due to non-compliance with tenancy terms.
Plain-English explanation — does not replace advice from a solicitor.
📖 Technical summary
The Tribunal determined the market rent for a property based on comparable evidence and expert knowledge of rental values in the area.
📜 Headnote Official document
The Tribunal determined the market rent for a property in Coventry based on comparable evidence and expert knowledge of rental values. The new rent was set at £1,000 per month with effect from April 5th, 2025.
📚 Full judgment Official document
OUTCOME: Other
© CROWN COPYRIGHT
Case Reference
: BIR/00CQ/MNR/2025/0657
Property : 232 [ADDRESS], [POSTCODE]
Tenant
: [NAME]
Landlord : [NAME] [RESPONDENT] & [NAME]
Landlord’s agent :
Date of application : 31 March 2025
Type of Application : Determination of a Market Rent sections 13 & 14 of the Housing Act 1988
Tribunal Members : Mr [NAME] (Hons) MRICS, Mrs [NAME], Mr [NAME] (Hons) FRICS FNAEA FARLA
Date of Decision : 12/2/2026
_______________________________________________
DECISION
The Tribunal determines a rent of £1,000 per calendar month with effect from 5 April 2025. ____________________________________
FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
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REASONS FOR THE DECISION Background
1. On 3rd March 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,000.00 per month in place of the existing rent of £750.00 to take effect from 5th April 2025.
2. On 31st 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.
Inspection
3. The Tribunal did not inspect the property but considered this case based on the papers provided by the parties and having regard to its own knowledge, expertise and online research.
Evidence
4. The Tribunal has considered the written submissions provided by the Tenant and the Landlord.
5. The Applicant Tenant did not attend the hearing. As there was information provided by both parties, the Tribunal heard evidence from the Landlord respondent and sought clarification on several points.
6. The subject property is a 2-storey terraced house comprising 3 bedrooms, a living room (through lounge), two bathrooms (one downstairs shower/toilet), a kitchen, and a double garage at the rear and off-street parking at the front of the house.
7. The Tenant claims to have painted every 6 months due to mould, fixed a broken handrail, and paid £250 to repair a bath leak. The Tenant also claims to have provided the cooker. The Landlord commented that the range cooker was broken, and it has been replaced by a smaller cooker that is not fitted to the space. The bath leak has been repaired by the Landlord at a cost of £80.00 and was due to the waste system being detached.
8. The Landlord provided evidence that the works required under an improvement notice served by Coventry City Council dated 7 May 2024 had been completed and the notice was revoked on 27 February 2025. It was understood that these works related to mould and damp.
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9. The Landlord provided links to 3-bedroom houses in the CV6 area on Zoopla and Rightmove, suggesting market rents between £1,100 and £1,250. The landlord’s evidence comprised multiple houses and flats as set out in the table below. The comparable in [ADDRESS] demonstrated an asking rent of letting at £1,100 per month. Consideration was given to the tired decorative nature of the [ADDRESS] property and there not being a fitted cooker in the kitchen. Most of the comparable properties were for rent for more than the rent of the subject property also which enjoyed the benefit of a double garage, As the comparable provided where showing the asking rents the market rent was assessed at £1,000 per calendar month.
Address Property Type Bedroom s Bathroom s Other Features (Garden, Garage, etc.) Monthl y Rental Source Docume nt Middlemarc h Road, Coventry CV6 House +1 3 +1 1 +1 1 reception ; large lounge +1 £1,150 pcm +1 [NAME] to rent... +1 [ADDRESS], Coventry CV6 Flat 1 1 1 reception £850 pcm +1 [NAME] to rent... +[ADDRESS], [ADDRESS], Coventry CV6 House/Fl at 2 1 1 reception £1,100 pcm +1 [NAME] to rent... +1 Middlemarc h Road, Coventry CV6 House 3 +1 1 +1 Reduced price +1 £1,175 pcm +1 [NAME] to rent... +1 Grangemout h Road, Radford, Coventry CV6 House (Terraced ) 3 1 1 reception; Reduced price +1 £1,095 pcm +1 [NAME] to rent... +[ADDRESS], [ADDRESS], Coventry CV6 House/Fl at 2 1 1 reception £950 pcm +1 [NAME] to rent... +1
[ADDRESS], Coventry CV6 House 3 +1 2 +1 2 receptions +1 £1,150 pcm +1 [NAME] to rent... +1 Grangemout h Road, Coventry CV6 House (Terraced ) 3 +1 1 +1 1 reception; 700 sq. ft £950 pcm +1 [NAME] to rent... +1 122 Middlemarc h Road, Radford, CV6 House (Terraced ) 3 +1 1 +1 2 receptions; Garden +1 £945 pcm [NAME] to rent... Grangemout h Road, Coventry CV6 House (Terraced ) +1 3 +2 1 +2 Garden; Extended kitchen +1 £1,125 pcm +1 [NAME] to rent... +[ADDRESS], [ADDRESS], CV6 House 2 1 1 reception £1,200 pcm +1 [NAME] to rent... +[ADDRESS], Radford, Coventry CV6 House 3 +1 Not Specified Reduced price £995 pcm +1 [NAME] to rent... +[ADDRESS], Coventry CV6 House 3 1 Not Specified £1,100 pcm +1 [NAME] to rent... +[ADDRESS], Radford, Coventry CV6 House (Terraced ) 3 +1 1 +1 1 reception; Newly refurbished +1 £1,250 pcm +2 [NAME] to rent... +[ADDRESS], Coventry CV6 House 3 +1 2 +1 1 reception; Pets allowed +2 £1,490 pcm +1 [NAME] to rent... +[ADDRESS], [ADDRESS], CV6 House/Fl at 2 2 1 reception; 700 sq. ft £1,150 pcm +1 [NAME]
5 to rent... +[ADDRESS], [ADDRESS], CV6 House 3 2 1 reception £1,450 pcm +1 [NAME] to rent... +[ADDRESS], Coventry CV6 House (End of Terrace) 3 2 Great location; Near schools +1 £1,250 pcm +2 [NAME] 3 - 3 Bedroom End... +[ADDRESS], [ADDRESS], CV6 House (Semi- Detached) 3 2 Brand new; Parking £1,275 pcm +1 [NAME] 2 Propertie s To Rent... +[ADDRESS], Holbrooks, CV6 House (End of Terrace) 3 1 Two spacious receptions £1,300 pcm +1 [NAME] 2 Propertie s To Rent... +[ADDRESS], Coventry CV6 House (Terraced ) 3 1 Redecorate d; New flooring £1,100 pcm +1 [NAME] 2 Propertie s To Rent... +2 St. [ADDRESS], Coventry CV1 House (End of Terrace) 3 3 Garden access £1,200 pcm +1 [NAME] 2 Propertie s To Rent... +[ADDRESS], Coventry CV6 House (End of Terrace) 3 1 Near train station £1,150 pcm +1 [NAME] 2 Propertie s To Rent... +1
6 Widdringto n Road, Coventry House 3 1 Zero Deposit Available; Two living rooms +1 £1,250 pcm +1 [NAME] 2 Propertie s To Rent... +[ADDRESS], Coventry House (End of Terrace) 3 1 Quiet cul- de-sac £1,085 pcm +1 [NAME] 2 Propertie s To Rent... +[ADDRESS], Coventry CV6 House (Terraced ) 3 1 Spacious through lounge; Extended kitchen £1,175 pcm +1 [NAME] 2 Propertie s To Rent... +1
Determination and Valuation
10. 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 market rent for the property in good tenantable condition would be in the region of £1,000 per calendar month. This level of rent reflects the standard that we understand the property to be in.
Decision
11. 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 £1,000 per calendar month with effect from 5th April 2025.
Hardship (if raised)
No issue and application for hardship has been raised by the Tenant in the bundle.
Chairman: Mark Alexander
Date: 12/2/2026
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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.
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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 232 [ADDRESS] [POSTCODE]
Mr [RESPONDENT] Mrs [RESPONDENT] Mr [RESPONDENT]
Landlord [NAME] [RESPONDENT] & [NAME] 30 [ADDRESS], [POSTCODE]
Tenant [NAME]
1. The rent is: £1000 Per Month (excluding water rates and council tax but including any amounts in paras 3)
2. The date the decision takes effect is: 5 April 2025
3. The amount included for services is not applicable
Per
4. Date assured tenancy commenced 5 April 2017
5. Length of the term or rental period 6 Months
6. Allocation of liability for repairs Landlord and Tenant Act 1985
7. Furniture provided by landlord or superior landlord None
8. Description of premises 3 bedroom, 2-bathroom house with garaging and off-street parking. The property is double glazed and centrally heated
Chairman Mark Alexander Date of Decision 12/2/2026
First-tier Tribunal – Property Chamber File Ref No.
BIR/00CQ/MNR/2025/0657
📊 How courts decide similar cases
Among 12 similar decisions in this collection:
- First-tier Tribunal (Property Chamber) First-tier Tribunal Determines Market Rent for Semi-Detached Property
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets New Rent After Tenant Improvements
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets Market Rent at £950 per Month
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets New Rent at £1200 PCM
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets New Rent at £1,230 for Assured Tenancy
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets Market Rent at £712 per Month
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets Market Rent at £735 per Month
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets Market Rent at £980 Per Month
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets Market Rent for Assured Tenancy Property
- First-tier Tribunal (Property Chamber) First-tier Tribunal Sets Market Rent for Coventry Property
A snapshot of this collection — not a prediction of your case's outcome.
⚖️ What tends to weigh in cases like this
✅ Tends to be accepted
- The landlord's proposed rent of £1,000 per month was accepted by the Tribunal.
- The Tribunal considered the landlord's evidence of comparable 3-bedroom houses in the CV6 area.
- The Tribunal's own expert knowledge of local rental values was used to determine the market rent.
- The property's features, such as a double garage, were considered in assessing the market rent.
- Works required by an improvement notice from Coventry City Council had been completed.
❌ Tends to be rejected
- The tenant's claim of painting due to mould every 6 months was not accepted as a factor to reduce rent.
- The tenant's claim of providing the cooker was noted, but the landlord stated it was replaced by a smaller, unfitted one.
- The tenant's claim of paying £250 to repair a bath leak was not fully accepted, as the landlord stated they repaired it for £80.
Patterns observed in similar cases in this collection — every case is unique.
❓ Frequently asked questions
What did this decision decide?
The tribunal set the market rent for a Coventry property at £1,000 per month.
Who was involved?
A tenant and landlord were involved in the case before the First-tier Tribunal (Property Chamber).
How did the court decide, and why?
The tribunal considered comparable evidence from similar properties and set a fair market rent of £1,000 per month.
Which laws or rules were applied?
Section 13 and Section 14 of the Housing Act 1988 were used to determine the new rent.
What was the argument that mattered most?
The comparable evidence from similar properties in the area played a crucial role in setting the market rent.
Was the decision for or against the person who brought the case?
The decision was not specifically for or against either party, as it determined an objective market value.
What does this mean for someone in a similar situation?
Someone facing a rent increase can refer to comparable evidence and expert knowledge to argue their case before a tribunal.
What evidence or documents mattered?
Evidence of comparable properties, including rental prices from websites like Zoopla and Rightmove, was crucial.
Can a decision like this be appealed?
Yes, either party can apply for permission to appeal the decision on any point of law within 28 days.
Is it worth getting a solicitor for a case like this?
It is advisable to seek legal advice from a qualified solicitor for guidance and representation in such cases.