Flat D Avenay Court 217 Sandgate Road Folkestone Kent CT20 2LN CHI/29UL/MNR/2024/0066

FIRST-TIER TRIBUNAL
PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case No CHI/29UL/MNR/2024/0066
Between
Mr B RylandsApplicantMr I & Mrs T HopkinsRespondentMr Bryan RylandsTenantMr Ian Hopkins & Mrs Tracey HopkinsLandlord
Before
Mr I R Perry FRICSMr S J Hodges FRICSMr M C Woodrow MRICSNone for the ApplicantDate 30 April 2024Property: Flat D, Avenay Court, 217 Sandgate Road, Folkestone, Kent, CT20 2LN

DECISION

[1]On 1st May 2024 the Tribunal determined a market rent of £1,010 per month to take effect from 1st May 2024. Background[2]The case concerned the determination of a market rent for the subject property following a referral of the Landlord’s notice of increase of rent by the Tenant pursuant to sections 13 and 14 Housing Act 1988.[3]On 9th March 2024 the Landlord’s served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,050 per month in place of the existing rent of £900 per month to take effect from 1st May 2024. The notice complied with the legal requirements.[4]On 14th March 2024 the Tenant sent an undated application to the Tribunal under Section 13(4) (a) of the Housing Act 1988.[5]The Tribunal does not routinely consider it necessary and proportionate in cases of this nature to undertake inspections or hold Tribunal hearings unless either are specifically requested by either party or a particular point arises which merits such an inspection and/or hearing.[6]The Tribunal issued directions on 27th March 2024 informing the parties that, unless either party objected, the Tribunal intended to determine the rent based on written representations. The parties were invited to make submissions which could include photographs or videos.[7]Both parties submitted papers by the specified dates setting out their respective cases. The papers were also copied to the other party.[8]Neither party objected to the matter being determined without an oral hearing, so the Tribunal determined the case on 1st May 2024 based on the written representations received.[9]These reasons address in summary form the key issues raised by the parties. They do not recite each and every point referred to either in submissions or during any hearing. However, this does not imply that any points raised, or documents not specifically mentioned were disregarded. If a point or document was referred to in the evidence or submissions that was relevant to a specific issue, then it was considered by the Tribunal. The Tribunal concentrates on those issues which, in its opinion, are fundamental to the application. The Law S14 Determination of Rent by First-tier Tribunal(1) Where, under subsection (4) (a) of section 13 above, a tenant refers to a First-tier Tribunal a notice under subsection (2) of that section, the Tribunal shall determine the rent at which, subject to subsections (2) and (4) below, the Tribunal consider that the dwelling-house concerned might reasonably be expected to be let in the open market by a willing landlord under an assured tenancy- (a) which is a periodic tenancy having the same periods as those of the tenancy to which the notice relates; (b) which begins at the beginning of the new period specified in the notice; (c) the terms of which (other than relating to the amount of the rent) are the same as those of the tenancy to which the notice relates; and (d) in respect of which the same notices, if any, have been given under any of Grounds 1 to 5 of Schedule 2 to this Act, as have been given (or have effect as if given) in relation to the tenancy to which the notice relates.(2) In making a determination under this section, there shall be disregarded- (a) any effect on the rent attributable to the granting of a tenancy to a sitting tenant; (b) any increase in the value of the dwelling-house attributable to a relevant improvement carried out by a person who at the time it was carried out was the tenant, if the improvement- (i) was carried out otherwise than in pursuance of an obligation to his immediate landlord, or (ii) was carried out pursuant to an obligation to his immediate landlord being an obligation which did not relate to the specific improvement concerned but arose by reference to consent given to the carrying out of that improvement; and (c) any reduction in the value of the dwelling-house attributable to a failure by the tenant to comply with any terms of the tenancy.(3) For the purposes of subsection (2)(b) above, in relation to a notice which is referred by a tenant as mentioned in subsection (1) above, an improvement is a relevant improvement if either it was carried out during the tenancy to which the notice relates, or the following conditions are satisfied, namely- (a) that it was carried out not more than twenty-one years before the date of service of the notice; and (b) that, at all times during the period beginning when the improvement was carried out and ending on the date of service of the notice, the dwelling-house has been let under an assured tenancy; and (c) that, on the coming to an end of an assured tenancy at any time during that period, the tenant (or, in the case of joint tenants, at least one of them) did not quit.(4) In this section "rent" does not include any service charge, within the meaning of section 18 of the Landlord and Tenant Act 1985, but, subject to that, includes any sums payable by the tenant to the landlord on account of the use of furniture, in respect of council tax or for any of the matters referred to in subsection (1) (a) of that section, whether or not those sums are separate from the sums payable for the occupation. The Property[10]From the information given in the papers and available on the internet, the property comprises a converted First Floor Flat within a substantial 4-storey building likely dating from before 1914. The building overlooks open ground to the rear towards the sea but faces onto a busy road within an established residential area. Local amenities including shops, schools and transport services are all within easy reach.[11]The accommodation comprises a Living Room, Kitchen, 2 Bedrooms and a Bathroom with WC.[12]The property has gas-fired central heating, and the Energy Performance Rating is ‘C’. There is some parking to the front of the building, but the Tenancy Agreement states that no parking is included. Submissions[13]The initial tenancy began on 1st July 2021. Floor coverings, curtains and a cooker are provided by the Landlords but no fridge or washing machine. The kitchen was refitted just before the tenancy began and the bathroom was refitted in 2005.[14]The Landlords refer to comparable properties available to rent in the area with asking rents £1,000 to £1,450 per month and states that those properties with sea views are typically let for £1,300 to £1,400 per month.[15]The Tenant made a very full submission to the Tribunal in which he states that the Bathroom fittings are poor and states that he has not been provided with an EPC, EICR or details of a rent deposit scheme although the Tribunal found an EPC on the national register.[16]The Tenant states that he tried to negotiate a new rent with the Landlords to fix a new rent at £950 per month.[17]The Tenant continues to give a history of his interaction with the Landlords over a number of issues which do not directly affect the rental value but refers specifically to a broken sill in his bathroom, threadbare carpets, decorations, a defective power point and supplies a number of photographs in support of his application.[18]Within his submission the Tenant includes information about the housing rental market and its effects on society and refers to the concept of a calculation of scarcity although this only affects secure tenancies under the auspices of the Rent Act 1977. Consideration and Valuation[19]The Tribunal first considered whether it felt able to reasonably and fairly decide this case based on the papers submitted only with no oral hearing. Having read and considered the papers it decided that it could do so.[20]The Tribunal is required to determine 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. The personal circumstances of the Parties are not relevant to this issue.[21]Having carefully considered the representations from the parties and associated correspondence, and using its own judgement and knowledge of rental values in the Folkestone area, the Tribunal decided that the market rent for the subject property if let today in a condition that was usual for such an open market letting would be £1,100 per month.[22]The Tribunal considers that this market rent should be reduced to reflect the absence of a fridge or washing machine, the dated Bathroom and general disrepair as described by the Tenant.[23]Using its experience the Tribunal decided that the following adjustments should be made: Lack of some white goods provided by Landlord’s £20 Dated bathroom £25 General disrepair £45 ___ TOTAL per month £90[24]The Tenant made no representation that the starting date for the new rent specified in the Landlord’s notice would cause the Tenant undue hardship. Determination[25]The Tribunal therefore decided that the rent at which the subject property might reasonably be expected to be let in the open market by a willing Landlord under the terms of this assured tenancy was £1,010 per month.[26]The Tribunal directed that the new rent of £1,010 per month should take effect from 1st May 2024, this being the date specified in the notice. RIGHTS OF APPEAL[1]A person wishing to appeal this decision to the Upper Tribunal (Lands Chamber) must seek permission to do so by making written application to the First-tier Tribunal at the Regional office which has been dealing with the case. Where possible you should send your application for permission to appeal by email to rpsouthern@justice.gov.uk as this will enable the First-tier Tribunal Regional office to deal with it more efficiently.[2]The application must arrive at the Tribunal within 28 days after the Tribunal sends to the person making the application written reasons for the decision.[3]If the person wishing to appeal does not comply with the 28-day time limit, the person shall include with the application for permission to appeal a request for an extension of time and the reason for not complying with the 28-day time limit; the Tribunal will then decide whether to extend time or not to allow the application for permission to appeal to proceed.[4]The application for permission to appeal must identify the decision of the Tribunal to which it relates, state the grounds of appeal, and state the result the party making the application is seeking. --- decision_2.pdf --- © CROWN COPYRIGHT 2024 FIRST-TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case Reference : CHI/29UL/MNR/2024/0066 Property : Flat D Avenay Court 217 Sandgate Road Folkestone Kent CT20 2LN Applicant Tenant : Mr B Rylands Representative : None Respondent Landlord : Mr I & Mrs T Hopkins Representative : None Type of Application : Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal Members : Mr I R Perry FRICS Mr S J Hodges FRICS Mr M C Woodrow MRICS Date of Inspection : None. Paper determination Date of Decision : 30th April 2024 DECISION CHI/29UL/MNR/2024/0066 2 Summary of Decision[1]On 1st May 2024 the Tribunal determined a market rent of £1,010 per month to take effect from 1st May 2024. Background[2]The case concerned the determination of a market rent for the subject property following a referral of the Landlord’s notice of increase of rent by the Tenant pursuant to sections 13 and 14 Housing Act 1988.[3]On 9th March 2024 the Landlord’s served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,050 per month in place of the existing rent of £900 per month to take effect from 1st May 2024. The notice complied with the legal requirements.[4]On 14th March 2024 the Tenant sent an undated application to the Tribunal under Section 13(4) (a) of the Housing Act 1988.[5]The Tribunal does not routinely consider it necessary and proportionate in cases of this nature to undertake inspections or hold Tribunal hearings unless either are specifically requested by either party or a particular point arises which merits such an inspection and/or hearing.[6]The Tribunal issued directions on 27th March 2024 informing the parties that, unless either party objected, the Tribunal intended to determine the rent based on written representations. The parties were invited to make submissions which could include photographs or videos.[7]Both parties submitted papers by the specified dates setting out their respective cases. The papers were also copied to the other party.[8]Neither party objected to the matter being determined without an oral hearing, so the Tribunal determined the case on 1st May 2024 based on the written representations received.[9]These reasons address in summary form the key issues raised by the parties. They do not recite each and every point referred to either in submissions or during any hearing. However, this does not imply that any points raised, or documents not specifically mentioned were disregarded. If a point or document was referred to in the evidence or submissions that was relevant to a specific issue, then it was considered by the Tribunal. The Tribunal concentrates on those issues which, in its opinion, are fundamental to the application. The Law S14 Determination of Rent by First-tier Tribunal(1) Where, under subsection (4) (a) of section 13 above, a tenant refers to a First-tier Tribunal a notice under subsection (2) of that section, the Tribunal shall determine the rent at which, subject to subsections (2) and (4) below, the Tribunal consider that the dwelling-house concerned might reasonably be CHI/29UL/MNR/2024/0066 3 expected to be let in the open market by a willing landlord under an assured tenancy- (a) which is a periodic tenancy having the same periods as those of the tenancy to which the notice relates; (b) which begins at the beginning of the new period specified in the notice; (c) the terms of which (other than relating to the amount of the rent) are the same as those of the tenancy to which the notice relates; and (d) in respect of which the same notices, if any, have been given under any of Grounds 1 to 5 of Schedule 2 to this Act, as have been given (or have effect as if given) in relation to the tenancy to which the notice relates.(2) In making a determination under this section, there shall be disregarded- (a) any effect on the rent attributable to the granting of a tenancy to a sitting tenant; (b) any increase in the value of the dwelling-house attributable to a relevant improvement carried out by a person who at the time it was carried out was the tenant, if the improvement- (i) was carried out otherwise than in pursuance of an obligation to his immediate landlord, or (ii) was carried out pursuant to an obligation to his immediate landlord being an obligation which did not relate to the specific improvement concerned but arose by reference to consent given to the carrying out of that improvement; and (c) any reduction in the value of the dwelling-house attributable to a failure by the tenant to comply with any terms of the tenancy.(3) For the purposes of subsection (2)(b) above, in relation to a notice which is referred by a tenant as mentioned in subsection (1) above, an improvement is a relevant improvement if either it was carried out during the tenancy to which the notice relates, or the following conditions are satisfied, namely- (a) that it was carried out not more than twenty-one years before the date of service of the notice; and (b) that, at all times during the period beginning when the improvement was carried out and ending on the date of service of the notice, the dwelling- house has been let under an assured tenancy; and (c) that, on the coming to an end of an assured tenancy at any time during that period, the tenant (or, in the case of joint tenants, at least one of them) did not quit.(4) In this section "rent" does not include any service charge, within the meaning of section 18 of the Landlord and Tenant Act 1985, but, subject to that, includes any sums payable by the tenant to the landlord on account of the use of furniture, in respect of council tax or for any of the matters referred to in subsection (1) (a) of that section, whether or not those sums are separate from the sums payable for the occupation. The Property CHI/29UL/MNR/2024/0066 4[10]From the information given in the papers and available on the internet, the property comprises a converted First Floor Flat within a substantial 4-storey building likely dating from before 1914. The building overlooks open ground to the rear towards the sea but faces onto a busy road within an established residential area. Local amenities including shops, schools and transport services are all within easy reach.[11]The accommodation comprises a Living Room, Kitchen, 2 Bedrooms and a Bathroom with WC.[12]The property has gas-fired central heating, and the Energy Performance Rating is ‘C’. There is some parking to the front of the building, but the Tenancy Agreement states that no parking is included. Submissions[13]The initial tenancy began on 1st July 2021. Floor coverings, curtains and a cooker are provided by the Landlords but no fridge or washing machine. The kitchen was refitted just before the tenancy began and the bathroom was refitted in 2005.[14]The Landlords refer to comparable properties available to rent in the area with asking rents £1,000 to £1,450 per month and states that those properties with sea views are typically let for £1,300 to £1,400 per month.[15]The Tenant made a very full submission to the Tribunal in which he states that the Bathroom fittings are poor and states that he has not been provided with an EPC, EICR or details of a rent deposit scheme although the Tribunal found an EPC on the national register.[16]The Tenant states that he tried to negotiate a new rent with the Landlords to fix a new rent at £950 per month.[17]The Tenant continues to give a history of his interaction with the Landlords over a number of issues which do not directly affect the rental value but refers specifically to a broken sill in his bathroom, threadbare carpets, decorations, a defective power point and supplies a number of photographs in support of his application.[18]Within his submission the Tenant includes information about the housing rental market and its effects on society and refers to the concept of a calculation of scarcity although this only affects secure tenancies under the auspices of the Rent Act 1977. Consideration and Valuation[19]The Tribunal first considered whether it felt able to reasonably and fairly decide this case based on the papers submitted only with no oral hearing. Having read and considered the papers it decided that it could do so.[20]The Tribunal is required to determine 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. The personal circumstances of the Parties are not relevant to this issue. CHI/29UL/MNR/2024/0066 5[21]Having carefully considered the representations from the parties and associated correspondence, and using its own judgement and knowledge of rental values in the Folkestone area, the Tribunal decided that the market rent for the subject property if let today in a condition that was usual for such an open market letting would be £1,100 per month.[22]The Tribunal considers that this market rent should be reduced to reflect the absence of a fridge or washing machine, the dated Bathroom and general disrepair as described by the Tenant.[23]Using its experience the Tribunal decided that the following adjustments should be made: Lack of some white goods provided by Landlord’s £20 Dated bathroom £25 General disrepair £45 ___ TOTAL per month £90[24]The Tenant made no representation that the starting date for the new rent specified in the Landlord’s notice would cause the Tenant undue hardship. Determination[25]The Tribunal therefore decided that the rent at which the subject property might reasonably be expected to be let in the open market by a willing Landlord under the terms of this assured tenancy was £1,010 per month.[26]The Tribunal directed that the new rent of £1,010 per month should take effect from 1st May 2024, this being the date specified in the notice. RIGHTS OF APPEAL[1]A person wishing to appeal this decision to the Upper Tribunal (Lands Chamber) must seek permission to do so by making written application to the First-tier Tribunal at the Regional office which has been dealing with the case. Where possible you should send your application for permission to appeal by email to rpsouthern@justice.gov.uk as this will enable the First-tier Tribunal Regional office to deal with it more efficiently.[2]The application must arrive at the Tribunal within 28 days after the Tribunal sends to the person making the application written reasons for the decision.[3]If the person wishing to appeal does not comply with the 28-day time limit, the person shall include with the application for permission to appeal a request for an extension of time and the reason for not complying with the 28-day time limit; the Tribunal will then decide whether to extend time or not to allow the application for permission to appeal to proceed. CHI/29UL/MNR/2024/0066 6[4]The application for permission to appeal must identify the decision of the Tribunal to which it relates, state the grounds of appeal, and state the result the party making the application is seeking.