Tribunal Sets New Rent for Assured Tenancy

OUTCOME: Allowed

MR22 First-tier Tribunal – Property Chamber File Ref No. LON/00AC/MNR/2025/0989

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 16 [ADDRESS], [POSTCODE]

Tribunal Judge [NAME]

Landlord [NAME] 29 [ADDRESS] [POSTCODE]

Tenant [APPELLANT]

1. The rent is: £ 1,800 Per month (excluding water rates and council tax but including any amounts in paras 3)

2. The date the decision takes effect is: 20 October 2025

*3. The amount included for services is

not applicable

Per

*4. Service charges are variable and are not included

5. Date assured tenancy commenced 20 July 2023

6. Length of the term or rental period Monthly statutory periodic

7. Allocation of liability for repairs Section 11 of the Landlord and Tenant Act 1985

8. Furniture provided by landlord or superior landlord None

9. Description of premises A two-bedroom terraced house consisting of a living room, a bathroom/WC and a kitchen

Chairman Tribunal Judge I Mohabir Date of Decision 27 January 2026

Case Reference

: LON/00AC/MNR/2025/0989

Property : 16 [ADDRESS], [POSTCODE]

Tenant

: [APPELLANT] [NAME]

Landlord : [APPELLANT] of application : 24 September 2025

Type of Application : Determination of a Market Rent

sections 13 & 14 of the Housing Act

1988

Tribunal

: Tribunal Judge [NAME] of Decision : 27 January 2026

Date of Extended Reasons

: 27 January 2026

_______________________________________________

DECISION

The Tribunal determines a rent of £1,800 per calendar month with effect from 20 October 2025 ____________________________________

© CROWN COPYRIGHT

FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)

EXTENDED REASONS

Background 1. On or about 12 September 2025 the Landlord served a notice under

Section 13(2) of the Housing Act 1988 which proposed a new rent of

£1,700 per month in place of the existing rent of £1,250 per month to

take effect from 20 October 2025 for the subject property 16 [ADDRESS], [POSTCODE],

2. On or about 24 September 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 on the basis of the documentary evidence and the photographic evidence provided by the Landlord.

4. It appear that the property is a mid-terraced house of brick

construction under a tiled roof. There is a small front garden which is

overgrown and to the rear a long garden with a small patio.

Accommodation is comprised of: Ground Floor - Reception/Dining

Room, Kitchen. First Floor – Two Bedrooms, WC/Bathroom.

Evidence 5. On 2 December 2025 the Tribunal issued directions to the parties stating that the Tribunal would conduct a determination based on the written representations filed. The Tribunal also informed the parties that they could request a hearing. No such request has been received from either party.

6. The tenant did not file any written submissions. The evidence filed by the landlord consisted of a market appraisal guide prepared by her letting agent, [COMPANY], dated 6 January 2026 showing both asking and actual rents of comparable properties in the locality of the subject property. The landlord’s evidence included photographic evidence of the interior of the subject property and the garden.

Determination and Valuation 7. Having consideration of our own expert, general knowledge of rental values in the area of Barnet, we consider that the open market rent for the property in its current condition would be in the region of £2,100 per calendar month. The Tribunal considered that the current liability of the tenant to pay Council Tax as part of the rent had an adverse effect on the market rent.

8. The property appears to be in overall good condition and with the benefit of double glazing, central heating and dated fixtures and fittings. The Tribunal, therefore, considered that a further deduction for the overall condition of the property was required.

Decision 9. Accordingly, 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 £1,800 per calendar month.

10. The Tribunal directs the new rent of £1,800 per calendar month to take effect from 20 October 2025, this being the date as set out in the landlord’s Notice of Increase. The Tribunal was satisfied that a starting date of that specified in the Landlord’s notice would not cause the tenant undue hardship and there was no evidence of this before us.

Judge: Tribunal Judge Mohabir Date: 27 January 2026

APPEAL PROVISIONS

These extended reasons are provided to give the parties an indication as to how the Tribunal made its decision. Any application for permission to appeal should be made on Form RP PTA