K AhernApplicantL McGarrigleRespondentK AhernTenantL McGarrigleLandlord
Before
Nicholas Wint FRICS & Neil AthertonDate 13 November 2025Property: 28 Gill Street NethertonType of application: Determination of a Market Rent sections 13 & 14 of the Housing Act 1988
DECISION
The Tribunal determines a rent of £735 per month with effect from 14 August 2025. ____________________________________
REASONS
[1]On 4 July 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £795 per month in place of the existing rent of £600 to take effect from 14 August 2025.[2]On 11 August 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 papers provided by the parties and having regard to its own knowledge, expertise and online research.[4]However, the Tribunal understands from the submissions made by the parties that the property comprises a two-bedroom semi-detached house that includes a living room, sitting room, kitchen and bathroom and a garden. The property includes central heating and double glazing but the carpets and curtains and the white goods except the washing machine and fridge which belong to the tenant. Evidence[5]The Tribunal considered the written submissions/ Reply Form provided by the Landlord. However no submission apart from the application form was submitted by the Tenant.[6]Neither party submitted any rental evidence for the consideration of the Tribunal. Determination and Valuation[7]Having considered the comparable evidence based on our own expert, knowledge of rental values in the area, we consider that the open market rent for the property in good tenantable condition would be in the region of £800 per month. From this level of rent we have made adjustments in relation to: a) White goods provided by the Tenant. b) The Tenant’s liability to redecorate.[8]The full valuation is shown below: Per Month Market Rent £800 Less a) Items given under a) above £25 b) Tenant’s internal decoration liability @ 5% £40£65£735 Say £735 Decision[12]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 £735 per month with effect from 14 August 2025. Chairman: Nicholas Wint FRICS Date: 13 November 2025 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. First-tier Tribunal – Property Chamber File Ref No. BIR/00CQ/MNR/2025/0764 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 28 Gill Street Netherton Dudley DY2 9LQ Mr Nicholas Wint Mr Neil Atherton Landlord K Ahern Address 371/373 Hagley Road West Quinton B32 2AL Tenant L McGarrigle[1]The rent is: £735 Per Month (excluding water rates and council tax but including any amounts in paras 3)[2]The date the decision takes effect is: 14 August 2025[3]The amount included for services is/is not applicable - Per - Date assured tenancy commenced 14 March 2019[5]Length of the term or rental period Monthly - Periodic[6]Allocation of liability for repairs Landlord and Tenant Act 1985[7]Furniture provided by landlord or superior landlord Not applicable[8]Description of premises Two-bedroom semi-detached house. Chairman Nicholas Wint FRICS Date of Decision 13 November 2025