Mr Mark Alexander BSc (Hons) MRICSMrs Julie Rossiter MBA MRICSMr Christopher Birds JP BSc (Hons) FRICSFNAEA FARLADate 12 February 2026Property: 232 Cheveral Avenue, Coventry, CV6 3EPType of application: Determination of a Market Rent sections 13 & 14 of the Housing Act 1988
DECISION
[1]The Tribunal determines a rent of £1,000 per calendar month with effect from 5 April 2025. ____________________________________[2]FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
REASONS
[2]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. 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[8]The Tribunal has considered the written submissions provided by the Tenant and the Landlord. 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. 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. 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 The Landlord commented that the range cooker was broken, and it has been replaced by a smaller cooker that is not fitted to the space.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. 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required under an improvement notice served by Coventry City Council dated 7 May 2024 had been completed and the notice was revoked on 27 February 2025.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. 2 3[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 Cheveral Avenue demonstrated an asking rent of letting at £1,100 per month. Consideration was given to the tired decorative nature of the 232 Cheveral Avenue 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 Lal Evidence Property to rent... +1 Flat 1, 96 Jubilee Crescent, Coventry CV6 Flat 1 1 1 reception £850 pcm +1 Lal Evidence Property to rent... +1 Kinlet Close, Daimler Green, Coventry CV6 House/Fl at 2 1 1 reception £1,100 pcm +1 Lal Evidence Property to rent... +1 Middlemarc h Road, Coventry CV6 House 3 +1 1 +1 Reduced price +1 £1,175 pcm +1 Lal Evidence Property to rent... +1 Grangemout h Road, Radford, Coventry CV6 House (Terraced ) 3 1 1 reception; Reduced price +1 £1,095 pcm +1 Lal Evidence Property to rent... +1 Blakely Court, Highley Drive, Coventry CV6 House/Fl at 2 1 1 reception £950 pcm +1 Lal Evidence Property to rent... +1 4 Marion Road, Coventry CV6 House 3 +1 2 +1 2 receptions +1 £1,150 pcm +1 Lal Evidence Property to rent... +1 Grangemout h Road, Coventry CV6 House (Terraced ) 3 +1 1 +1 1 reception; 700 sq. ft £950 pcm +1 Lal Evidence Property to rent... +1 122 Middlemarc h Road, Radford, CV6 House (Terraced ) 3 +1 1 +1 2 receptions; Garden +1 £945 pcm Lal Evidence Property to rent... Grangemout h Road, Coventry CV6 House (Terraced ) +1 3 +2 1 +2 Garden; Extended kitchen +1 £1,125 pcm +1 Lal Evidence Property to rent... +1 Meggitt Avenue, Whitmore Place, CV6 House 2 1 1 reception £1,200 pcm +1 Lal Evidence Property to rent... +1 Burnaby Road, Radford, Coventry CV6 House 3 +1 Not Specified Reduced price £995 pcm +1 Lal Evidence Property to rent... +1 Cheveral Avenue, Coventry CV6 House 3 1 Not Specified £1,100 pcm +1 Lal Evidence Property to rent... +1 Beake Avenue, Radford, Coventry CV6 House (Terraced ) 3 +1 1 +1 1 reception; Newly refurbished +1 £1,250 pcm +2 Lal Evidence Property to rent... +1 Whitmore Place, Coventry CV6 House 3 +1 2 +1 1 reception; Pets allowed +2 £1,490 pcm +1 Lal Evidence Property to rent... +1 Firecrest Close, Whitmore Place, CV6 House/Fl at 2 2 1 reception; 700 sq. ft £1,150 pcm +1 Lal Evidence Property 5 to rent... +1 Meggitt Avenue, Whitmore Place, CV6 House 3 2 1 reception £1,450 pcm +1 Lal Evidence Property to rent... +1 Capmartin Road, Coventry CV6 House (End of Terrace) 3 2 Great location; Near schools +1 £1,250 pcm +2 Lal Evidence 3 - 3 Bedroom End... +1 Eliot Gardens, Whitmore Place, CV6 House (Semi Detached) 3 2 Brand new; Parking £1,275 pcm +1 Lal Evidence 2 Propertie s To Rent... +2 Holbrook Lane, Holbrooks, CV6 House (End of Terrace) 3 1 Two spacious receptions £1,300 pcm +1 Lal Evidence 2 Propertie s To Rent... +1 Norman Place Road, Coventry CV6 House (Terraced ) 3 1 Redecorate d; New flooring £1,100 pcm +1 Lal Evidence 2 Propertie s To Rent... +2 St. Nicholas Street, Coventry CV1 House (End of Terrace) 3 3 Garden access £1,200 pcm +1 Lal Evidence 2 Propertie s To Rent... +1 Fowler Road, Coventry CV6 House (End of Terrace) 3 1 Near train station £1,150 pcm +1 Lal Evidence 2 Propertie s To Rent... +1 Widdringto n Road, Coventry Grapes Close, Coventry House 3 1 Zero Deposit Available; Two living rooms +1 £1,250 pcm +1 Lal Evidence 2 Propertie s To Rent... +1 House (End of Terrace) 3 Outermarch Road, Coventry CV6 1 Quiet cul de-sac £1,085 pcm +1 Lal Evidence 2 Propertie s To Rent... +2 House (Terraced ) 3 Determination and Valuation 1 Spacious through lounge; Extended kitchen £1,175 pcm +1 Lal Evidence 2 Propertie s To Rent... +1[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 6 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. 7 8 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 Cheveral Avenue Coventry CV6 3EP Mr Mark Alexander Mrs Julie Rossiter Mr Christopher Birds Landlord Anil Limbachia & Meeta Limbachia Address 30 Ashwood Avenue, CV6 1ET Tenant Lawrencia Asare[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 Date assured tenancy commenced 5 April 2017 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