Tribunal Sets New Rent for Tenancy Based on Property Condition

OUTCOME: Allowed

MR22 First-tier Tribunal – Property Chamber File Ref No. LON/00AH/MNR/2024/0636

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 33A Central Parade, Croydon, London, [POSTCODE]

[NAME] [NAME]

Landlord [RESPONDENT] 2, [ADDRESS], [POSTCODE]

Tenant [APPELLANT]

1. The rent is: £ 1360 Per month (excluding water rates and council tax but including any amounts in paras 3)

2. The date the decision takes effect is: 30 September 2025

*3. The amount included for services is/is

negligible/not applicable

Per

*4. Service charges are variable and are not included

5. Date assured tenancy commenced 2017

6. Length of the term or rental period monthly

7. Allocation of liability for repairs Landlord full repairing

8. Furniture provided by landlord or superior landlord Cooker and washing machine

9. Description of premises 3 bed maisonette above shops. No central heating.

[NAME] of Decision 30 September 2025

1

Case Reference : LON/00AH/MNR/2024/0636

Property

: 33A Central Parade, Croydon, London, [POSTCODE]

Tenant : [APPELLANT]

Landlord : [APPELLANT] of Objection : 21 August 2024

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

Tribunal : Mr [NAME] [NAME] of Summary Reasons

: 30 September 2025

_______________________________________________

DECISION

The Tribunal determines a rent of £1360.00 per calendar month with effect from 30 September 2025. ____________________________________

© CROWN COPYRIGHT 2023

FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)

2 SUMMARY REASONS

Background

1. On 26 June 2024 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £ 1450 in place of the existing rent of £ 1050 per calendar month to take effect from 28 August 2024.

2. On 21 August 2024 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. The Tenant’s referral was received by the Tribunal on 26 August 2025.

Inspection

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

Evidence

4. The Tribunal has considered of the written submissions provided by the Tenant and the Landlord.

5. The tenant complains there is no central heating and that the flat is damp. There are no supporting photographs. White goods consist of a cooker and washing machine. The carpets are old. The tenant gave evidence of ill health and hardship.

6. The landlord has provided 3 comparables all in Central Parade:

• A 3 bed maisonette. The details are dated 25/7/24 but there are no details of the amenities or internal photographs. The quoting rent was £1600 pcm.

• Details of a 3 bed maisonette dated 6/8/25. The flat is part furnished but with central heating. Details quote a rent of£1750 almost a year after the notice of increase. It therefore carries less weight.

• Details of a 3 bed maisonette available from 31/10 25 over a year after the notice of increase so carrying less weight than the first comparable. The rent is £1500 pcm having been reduced. Internal photographs show central heating radiators

Determination and Valuation

7. Having considered the comparable evidence proved by the parties and using 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 £1600 per

3 calendar month. From this level of rent we have made adjustments in relation to:

No central heating Partial white goods Partial carpets and curtains

6. The full valuation is shown below:

Decision

8. The Tribunal therefore determines 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 £1360 per calendar month.

9. The Tribunal directs the new rent of £1360 to take effect on 30 September 2025. The Tribunal was satisfied that a starting date of that specified in the Landlord’s notice would cause the tenant undue hardship.

Chairman: [NAME]: 30 September 2025

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.

PCM AST Market rent 1,600.00 £ less no CH part white goods 15.0% 240.00 -£ 1,360.00 £