AllowedFirst-tier Tribunal (Property Chamber)·24 June 2025

Tribunal sets £450/month rent for assured tenancy in Blackpool

Case No.

📌 In brief

The Tribunal decided on the rent for a tenant's assured periodic tenancy, considering the state of the property. The rent was set at £450 per month, effective from November 16, 2022.

⚖️ Legal holding

A tenant is entitled to have their rent set according to the Housing Act 1988, section 14, taking into account the condition and amenities of the property, as seen in this case involving a ground-floor apartment in a development targeting older residents.

Topics

rent determinationproperty condition assessment

Provisions

Housing Act 1988 Section 14

📖 What the law says

Housing Act 1988 s.14

Under the Housing Act 1988, section 14 allows a tenant with an assured tenancy to apply to a tribunal to challenge the rent payable under their tenancy. However, the application cannot be made if the rent has already been determined by a previous decision under this section or if more than six months have passed since the start of the tenancy. Additionally, tenants can also apply to challenge a new rent proposed in a notice under sections 13(2) or 13A(2). When determining the rent, the tribunal considers what a willing landlord would charge for a similar property in the open market.

Plain-English explanation — does not replace advice from a solicitor.

📖 Technical summary

The rent for an assured periodic tenancy was set at £450 per month, effective from November 16, 2022.

📜 Headnote Official document

The Tribunal determined the rent for an assured periodic tenancy and assessed the condition of the property, including its need for redecoration and replacement of certain appliances.

📚 Full judgment Official document

OUTCOME: Allowed

First-tier Tribunal – Property Chamber File Ref No. MAN/00EY/MNR/2022/0222

Notice of the Tribunal Decision and

(Section 14 Determination)

Housing Act 1988 Section 14

Address of Premises The Tribunal members were

13 [ADDRESS] [POSTCODE] [NAME] Mr [RESPONDENT]

Landlord Mr [RESPONDENT] C/o [APPELLANT], [ADDRESS], Lytham St. Annes, [POSTCODE]

Tenant [NAME]

1. The rent is: £ 450.00 Per Month (excluding water rates and council tax but including any amounts in paras 3)

2. The date the decision takes effect is: 16 November 2022

3. The amount included for services is not applicable Not applicable Per Not applicable

4. Date assured tenancy commenced 16 October 2016

5. Length of the term or rental period Monthly

6. Allocation of liability for repairs Landlord – Section 11 Landlord and Tenant Act 1985. Tenant – tenant-like user

7. Furniture provided by landlord or superior landlord

Integrating cooker unit

8. Description of premises

Ground floor apartment comprising hall, living room, 1 bedroom, kitchen, bathroom (bath with electric shower over, wc and wash hand basin) and cylinder cupboard. Access via shared entrance. The apartment is part of a development, approximately 20 years old, of 1 and 2 bedroomed properties in small blocks that form [ADDRESS] which is targeted at older residents. All the blocks are 2 storeys with half rendered brick walls, concrete interlocking filed roofs. Externally there is hard and soft landscaping. Although there are no designated parking spaces it is understood that the occupier is entitled to a parking space. The apartment has double glazed upvc windows, an electric fire in the lounge and wall mounted electric storage heaters with a small wall mounted heater in the kitchen. Overall, the flat is dated, but in reasonable condition. To be considered in good condition it requires redecorating, carpets cleaning and vinyl coverings to the bathroom and kitchen replacing. The cooker and extractor fan in the kitchen provided by the landlord are old, inefficient and should be replaced. The exterior of the cooker appears rusted and the tenant advised that the grill no longer functions. The wall heater in the kitchen does not work and needs replacing. The bath sealant is mouldy and should be re sealed. Although the flat is small, this is a pleasant development in a reasonable residential area that should prove attractive in the Blackpool rental market.

[NAME] of Decision 29 September 2023

📊 How courts decide similar cases

Among 12 similar decisions in this collection:

Allowed12 cases

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 Tribunal set the rent at £450.00 per month.
The decision on the rent took effect from 16 November 2022.
The landlord is responsible for repairs under Section 11 of the Landlord and Tenant Act 1985.
The property's cooker and extractor fan are old and need replacement.
The kitchen's wall heater is broken and requires replacement.

Patterns observed in similar cases in this collection — every case is unique.

❓ Frequently asked questions

What did this decision decide?

The First-tier Tribunal set the monthly rent for an assured periodic tenancy at £450, effective from November 16, 2022.

What was the dispute about?

The dispute was about the appropriate rent for an assured periodic tenancy given the condition and amenities of the property.

How did the court decide, and why?

The court decided to set the rent at £450 per month, considering the condition and amenities of the property.

Which laws or rules were applied?

The Housing Act 1988, section 14, was applied.

What was the argument that mattered most?

The condition and amenities of the property were the most important factors in determining the rent.

Was the decision for or against the person who brought the case?

The decision was for the person who brought the case.

What does this mean for someone in a similar situation?

Someone in a similar situation can expect their rent to be assessed based on the condition and amenities of their property.

What evidence or documents mattered?

The condition and amenities of the property were the primary evidence considered.

Official source: First-tier Tribunal (Property Chamber) — headnote and full judgment reproduced from the court's public records. View on the official source ↗Summary, holding, technical summary and questions: produced by Artificial Intelligence based on the official headnote and judgment. These are VadeLab’s own material and are not the work of the Court.This decision was issued by the First-tier Tribunal (Property Chamber) and is reproduced from its published records. VadeLab is not affiliated with, and this page is not endorsed by, that court or tribunal.