Tribunal Sets Market Rent of £1,060 for Assured Tenancy

OUTCOME: Dismissed

MR22 First-tier Tribunal – Property Chamber File Ref No. CHI/45UF/MNR/2023/0192

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 3 [ADDRESS], [POSTCODE]

[NAME] Mr [RESPONDENT] Mr [RESPONDENT]

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

Tenant Mr & Mrs [APPELLANT] & [APPELLANT]

1. The rent is: £ 1060.00 Per Calendar Month (excluding water rates and council tax but including any amounts in paras 3)

2. The date the decision takes effect is: 11 August 2023

3. The amount included for services is not applicable n/a Per n/a

4. Date assured tenancy commenced 11 August 2021

5. Length of the term or rental period Monthly

6. Allocation of liability for repairs Landlord

7. Furniture provided by landlord or superior landlord

8. Description of premises Ground floor flat with Living room, Kitchen, 2 Bedrooms, Bathroom, Garage.

[NAME] of Decision 25 September 2023

© CROWN COPYRIGHT 2023

FIRST-TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case Reference : CHI/45UF/MNR/2023/0192 Property : 3 [ADDRESS] [POSTCODE]

Applicant Tenant : Mr [COUNSEL] and Mrs [COUNSEL] :

None

Respondent Landlord : Ms [COUNSEL] : [RESPONDENT] of Application :

Determination of a Market Rent sections 13 & 14 of the Housing Act 1988

Tribunal Members : Mr [NAME] Mr [NAME] Mr [NAME] of Inspection : None. Paper determination Date of Decision :

25th September 2023

DECISION

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2

Summary of Decision

1. On 25th September 2023 the Tribunal determined a market rent of £1,060 per month to take effect from 11th August 2023.

Background 2. The case concerned the determination of a market rent for the subject property following a referral of the Landlord’s notice of increase of rent by the Tenants pursuant to sections 13 and 14 Housing Act 1988.

3. On 28th June 2023 the Landlord’s Agent served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,060 per month in place of the existing rent of £1,000 per month to take effect from 11th August 2023. The notice complied with the legal requirements.

4. On 31st July 2023 the Tenants applied to the Tribunal under Section 13(4) (a) of the Housing Act 1988.

5. The Tribunal does not consider it necessary and proportionate in cases of this nature to undertake inspections or hold Tribunal hearings unless either are specifically requested by either party or a particular point arises which merits such an inspection and/or hearing.

6. The Tribunal issued directions on 18th August 2023 informing the parties that, unless either party objected, the Tribunal intended to determine the rent based on written representations. The parties were invited to make submissions which could include photographs or videos.

7. Both parties submitted papers by the specified dates setting out their respective cases. The papers were also copied to the other party.

8. Neither party objected to the matter being determined without an oral hearing, so the Tribunal determined the case on 25th September 2023 based on the written representations received. The Property 9. From the information given in the papers and available on the internet, the property comprises a ground floor purpose built flat in a block of similar properties about ½ miles from the centre of Horsham. There is a good range of amenities within the town.

10. The accommodation includes a Hall, Living Room, Kitchen, Bathroom and 2 Bedrooms. There is a Garage in a nearby block, off-street parking and access to a communal garden.

11. The most recent Energy Performance rating was ‘D’ but the certificate has expired.

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3 Submissions 12. The initial tenancy began on 11th August 2021 at a rent of £975 per month.

13. The Agent’s submission shows that the property has electric night store heaters and states that floorings are wood laminate, curtains and white goods are included, the Bathroom is 10 years old but in good condition and the Kitchen was new at the start of the tenancy.

14. The Agent refers to several other properties advertised to rent between £1,150 and £1,275 per month.

15. The Tenants say that a fridge and washing machine are not provided by the Landlord and there are no curtains.

16. The Tenants also say that when they moved in, they found some mould growth as a result of dampness and list a number of relatively minor faults. The Tenants also refer to poor insulation.

17. Both parties provided photographs of the property, some from when the property was advertised before the tenancy began.

18. The Law S14 Determination of Rent by First-tier Tribunal

(1) Where, under subsection (4) (a) of section 13 above, a tenant refers to a First-tier Tribunal a notice under subsection (2) of that section, the Tribunal shall determine the rent at which, subject to subsections (2) and (4) below, the Tribunal consider that the dwelling-house concerned might reasonably be expected to be let in the open market by a [NAME] under an assured tenancy-

(a) which is a periodic tenancy having the same periods as those of the tenancy to which the notice relates; (b) which begins at the beginning of the new period specified in the notice; (c) the terms of which (other than relating to the amount of the rent) are the same as those of the tenancy to which the notice relates; and (d) in respect of which the same notices, if any, have been given under any of Grounds 1 to 5 of Schedule 2 to this Act, as have been given (or have effect as if given) in relation to the tenancy to which the notice relates.

(2) In making a determination under this section, there shall be disregarded-

(a) any effect on the rent attributable to the granting of a tenancy to a sitting tenant; (b) any increase in the value of the dwelling-house attributable to a relevant improvement carried out by a person who at the time it was carried out was the tenant, if the improvement-

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4 (i) was carried out otherwise than in pursuance of an obligation to his immediate landlord, or (ii) was carried out pursuant to an obligation to his immediate landlord being an obligation which did not relate to the specific improvement concerned but arose by reference to consent given to the carrying out of that improvement; and (c) any reduction in the value of the dwelling-house attributable to a failure by the tenant to comply with any terms of the tenancy.

(3) For the purposes of subsection (2)(b) above, in relation to a notice which is referred by a tenant as mentioned in subsection (1) above, an improvement is a relevant improvement if either it was carried out during the tenancy to which the notice relates, or the following conditions are satisfied, namely-

(a) that it was carried out not more than twenty-one years before the date of service of the notice; and (b) that, at all times during the period beginning when the improvement was carried out and ending on the date of service of the notice, the dwelling- house has been let under an assured tenancy; and (c) that, on the coming to an end of an assured tenancy at any time during that period, the tenant (or, in the case of [NAME], at least one of them) did not quit.

(4) In this section "rent" does not include any service charge, within the meaning of section 18 of the Landlord and Tenant Act 1985, but, subject to that, includes any sums payable by the tenant to the landlord on account of the use of furniture, in respect of council tax or for any of the matters referred to in subsection (1) (a) of that section, whether or not those sums are separate from the sums payable for the occupation.

Consideration and Valuation 19. The Tribunal first considered whether it felt able to reasonably and fairly decide this case based on the papers submitted only with no oral hearing. Having read and considered the papers it decided that it could do so.

20. The Tribunal is required to determine the rent at which the subject property might reasonably be expected to be let in the open market by a [NAME] under an assured tenancy. The personal circumstances of the Parties are not relevant to this issue.

21. Having carefully considered the representations from the parties and associated correspondence and using its own judgement and knowledge of rental values in Horsham the Tribunal decided that the market rent for the subject property if let today in a condition that was usual for such an open market letting would be £1,150 per month.

22. There is a difference between the Parties on what is included in the tenancy. Having closely studied the photographs provided and on the balance of probability the Tribunal concluded that a cooker was provided by the Landlord,

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5 but a washing machine and fridge were not so an adjustment to the rent should be made to reflect this.

23. In addition, the Tribunal decided that an adjustment from a full market rent should be made to reflect the Energy Performance Rating, method of heating and poor insulation. A further adjustment is made to reflect minor repair issues including some minor mould issues.

24. Using its experience the Tribunal decided that the following adjustments should be made: Tenants’ provision of white goods £30 Heating, insulation and EPC rating £40 Minor repair issues £20

____ TOTAL per month £90

25. The Tenants made no representation that the starting date for the new rent specified in the Landlord’s notice would cause the Tenants undue hardship. Determination 26. The Tribunal therefore decided that the rent at which the subject property might reasonably be expected to be let in the open market by a [NAME] under the terms of this assured tenancy was £1,060 per month.

27. The Tribunal directed that the new rent of £1,060 per month should take effect from 11th August 2023, this being the date specified in the notice.

RIGHTS OF APPEAL

1. A person wishing to appeal this decision to the Upper Tribunal (Lands Chamber) must seek permission to do so by making written application to the First-tier Tribunal at the Regional office which has been dealing with the case. Where possible you should send your application for permission to appeal by email to [EMAIL] as this will enable the First-tier Tribunal Regional office to deal with it more efficiently.

2. The application must arrive at the Tribunal within 28 days after the Tribunal sends to the person making the application written reasons for the decision.

3. If the person wishing to appeal does not comply with the 28-day time limit, the person shall include with the application for permission to appeal a request for an extension of time and the reason for not complying with the 28-day time limit; the Tribunal will then decide whether to extend time or not to allow the application for permission to appeal to proceed.

4. The application for permission to appeal must identify the decision of the Tribunal to which it relates, state the grounds of appeal, and state the result the party making the application is seeking.