Hannah More Cottage Tyntesfield Estate Wraxall Bristol BS48 1NS HAV/00HC/MNR/2025/0702

FIRST-TIER TRIBUNAL
PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case No HAV/00HC/MNR/2025/0702
Between
Mr K OsmanApplicantNational TrustRespondentMr Kainadeed OsmanTenantThe National TrustLandlord
Before
Mr I R Perry FRICSMr S J Hodges FRICSNone for the ApplicantDate 28 July 2025Property: Hannah More Cottage, Tyntesfield Estate, Wraxall, Bristol, BS48 1NS

DECISION

The Tribunal determines a rent of £1,705 per calendar month with effect from 21st June 2025. SUMMARY REASONS Background[1]On 7th May 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,750 per month in place of the existing rent of £1,590 per month to take effect from 21st June 2025.[2]On 27th May 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 information freely available on the internet. Evidence[4]The Tribunal has considered the written submissions provided by the Tenant and the Landlord. Determination and Valuation[5]Having given consideration to the comparable evidence provided by the parties and of its own expert, general knowledge of rental values in the area, the Tribunal determines that the open market rent for the property in good tenantable condition would be £1,800 per calendar month.[6]Such a tenancy would normally include white goods, curtains or blinds and associated fittings to all be provided by the Landlord.[7]In this case the property is not let in such condition or with white goods and curtains all supplied so some adjustments to the ‘open market rent’ are necessary.[8]The full valuation is shown below: Full open market rent in good condition £1,800 Less deductions for:- Tenants’ provision of white goods £30 Tenant’s provision of curtains/blinds £15 General wants of repair/tired condition £50 ____ TOTAL RENT PAYABLE PER MONTH £1,705[9]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 £1,705 per month.[10]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.[11]Accordingly, the Tribunal directed that the new rent of £1,705 per month should take effect from 21st June 2025 this being the date specified in the notice. 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 request for full reasons should be made within a month. Any subsequent application for permission to appeal should be made on Form RP PTA. --- decision_2.pdf --- © CROWN COPYRIGHT 2025 FIRST-TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case Reference : HAV/00HC/MNR/2025/0702 Property : Hannah More Cottage Tyntesfield Estate Wraxall Bristol BS48 1NS Applicant Tenant : Mr K Osman Representative : None Respondent Landlord : National Trust 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 Date of Application : 27th May 2025 Date of Decision : 28th July 2025 DECISION The Tribunal determines a rent of £1,705 per calendar month with effect from 21st June 2025. HAV/00HC/MNR/2025/0702 SUMMARY REASONS Background[1]On 7th May 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,750 per month in place of the existing rent of £1,590 per month to take effect from 21st June 2025.[2]On 27th May 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 information freely available on the internet. Evidence[4]The Tribunal has considered the written submissions provided by the Tenant and the Landlord. Determination and Valuation[5]Having given consideration to the comparable evidence provided by the parties and of its own expert, general knowledge of rental values in the area, the Tribunal determines that the open market rent for the property in good tenantable condition would be £1,800 per calendar month.[6]Such a tenancy would normally include white goods, curtains or blinds and associated fittings to all be provided by the Landlord.[7]In this case the property is not let in such condition or with white goods and curtains all supplied so some adjustments to the ‘open market rent’ are necessary.[8]The full valuation is shown below: Full open market rent in good condition £1,800 Less deductions for:- Tenants’ provision of white goods £30 Tenant’s provision of curtains/blinds £15 General wants of repair/tired condition £50 ____ TOTAL RENT PAYABLE PER MONTH £1,705 HAV/00HC/MNR/2025/0702[9]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 £1,705 per month.[10]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.[11]Accordingly, the Tribunal directed that the new rent of £1,705 per month should take effect from 21st June 2025 this being the date specified in the notice. 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 request for full reasons should be made within a month. Any subsequent application for permission to appeal should be made on Form RP PTA.