10A Southbourne Grove Bournemouth Dorset BH6 3QZ HAV/00HQ/F77/2025/0622
DECISION
The Tribunal determines a rent of £920 per month with effect from 7th July 2025. SUMMARY REASONS Background[1]On 28th March 2025 the Landlord’s Agent applied to the Rent Officer for the registration of a new rent for the property in accordance with Section 70 of the Rent Act 1977.[2]The rent was previously registered at £655 per month on 28th February 2020 following a determination by the Rent Officer.[3]On 22nd April 2025 the Rent Officer registered a new rent of £830.75 per month for the property to take effect from the 22nd April 2025.[4]On 5th May 2025 the Tenants objected to this new rent and the matter was referred to the First-tier Tribunal Property Chamber (Residential Property), formerly a Rent Assessment Committee. Inspection[5]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[6]The Tribunal has considered the written submissions provided by the Parties. Determination and Valuation[7]Having consideration to the comparable evidence provided 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 £1,300 per month.[8]Such a tenancy would normally include white goods, carpets and curtains/blinds to all be provided by the Landlord. The Landlord would also be responsible for internal repair and decoration.[9]In this case the property is not let in such condition or with white goods, carpets and curtains all supplied therefore some adjustments to the ‘open market rent’ are necessary. In addition, the Tribunal has made adjustments for the Tenant’s responsibility for internal decoration, lack of fixed central heating, nuisance from the bakery below and repairs/defects as submitted by the Tenants.[10]The Tribunal noted the numbers of properties with similar accommodation within a reasonable distance of the property that are available to rent and decided that no deduction for scarcity should be made.[11]The full valuation is shown below: Full open market rent in good condition £1,300 Less deductions for:- Tenants’ liability for internal decoration £50 Tenant’s provision of white goods £30 Tenant’s provision of carpets and curtains £50 Lack of central heating £150 Repairs outstanding/defects £50 Nuisance in terms of smells from bakery below £50 ____ Total deduction per month £380 TOTAL RENT PAYABLE PER MONTH £920[12]Having made the adjustments indicated above the Fair Rent determined by the Tribunal for the purpose of section 70 of the Rent Act 1977 was £920 per calendar month.[13]This rent takes effect from 7th July 2025, this being the date of the Tribunal’s decision.[14]The Tribunal is aware that this rent is higher than the figure proposed by the Landlord, who is not obliged to charge this higher rent.[15]The Section 70 Fair Rent determined by the Tribunal is below the maximum fair rent of £937 permitted by the Rent Acts (Maximum Fair Rent) Order 1999 details of which are shown on the rear of the Decision Notice and accordingly we determine that the limit set by the Order does not apply in this case. 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/00HQ/F77/2025/0622 Property : 10A Southbourne Grove Bournemouth Dorset BH6 3QZ Tenants : Mr & Mrs A J Gardner Representative : None Landlord : MNB Properties Ltd Representative : Goadsby Commercial Type of Application : Section 70 Rent Act 1977 (“the Act”) Determination by the First-Tier Tribunal of the fair rent of a property following an objection to the rent registered by the Rent Officer. Tribunal Members : Mr I R Perry FRICS Mr S J Hodges FRICS Date of Objection : 5th May 2025 Date of Decision and Summary Reasons : 7th July 2025 DECISION The Tribunal determines a rent of £920 per month with effect from 7th July 2025. HAV/00HQ/F77/2025/0622 2 SUMMARY REASONS Background[1]On 28th March 2025 the Landlord’s Agent applied to the Rent Officer for the registration of a new rent for the property in accordance with Section 70 of the Rent Act 1977.[2]The rent was previously registered at £655 per month on 28th February 2020 following a determination by the Rent Officer.[3]On 22nd April 2025 the Rent Officer registered a new rent of £830.75 per month for the property to take effect from the 22nd April 2025.[4]On 5th May 2025 the Tenants objected to this new rent and the matter was referred to the First-tier Tribunal Property Chamber (Residential Property), formerly a Rent Assessment Committee. Inspection[5]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[6]The Tribunal has considered the written submissions provided by the Parties. Determination and Valuation[7]Having consideration to the comparable evidence provided 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 £1,300 per month.[8]Such a tenancy would normally include white goods, carpets and curtains/blinds to all be provided by the Landlord. The Landlord would also be responsible for internal repair and decoration.[9]In this case the property is not let in such condition or with white goods, carpets and curtains all supplied therefore some adjustments to the ‘open market rent’ are necessary. In addition, the Tribunal has made adjustments for the Tenant’s responsibility for internal decoration, lack of fixed central heating, nuisance from the bakery below and repairs/defects as submitted by the Tenants.[10]The Tribunal noted the numbers of properties with similar accommodation within a reasonable distance of the property that are available to rent and decided that no deduction for scarcity should be made.[11]The full valuation is shown below: Full open market rent in good condition £1,300 HAV/00HQ/F77/2025/0622 3 Less deductions for:- Tenants’ liability for internal decoration £50 Tenant’s provision of white goods £30 Tenant’s provision of carpets and curtains £50 Lack of central heating £150 Repairs outstanding/defects £50 Nuisance in terms of smells from bakery below £50 ____ Total deduction per month £380 TOTAL RENT PAYABLE PER MONTH £920[12]Having made the adjustments indicated above the Fair Rent determined by the Tribunal for the purpose of section 70 of the Rent Act 1977 was £920 per calendar month.[13]This rent takes effect from 7th July 2025, this being the date of the Tribunal’s decision.[14]The Tribunal is aware that this rent is higher than the figure proposed by the Landlord, who is not obliged to charge this higher rent.[15]The Section 70 Fair Rent determined by the Tribunal is below the maximum fair rent of £937 permitted by the Rent Acts (Maximum Fair Rent) Order 1999 details of which are shown on the rear of the Decision Notice and accordingly we determine that the limit set by the Order does not apply in this case. 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.