Flat 7 Pritchard Court Shakespeare Road Gillingham Kent ME7 5QW HAV/00LC/MNR/2025/0738

FIRST-TIER TRIBUNAL
PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case No HAV/00LC/MNR/2025/0738
Between
Mr A RichardsApplicantShellen Homes LtdRespondentMr Antony RichardsTenantShellen Homes LtdLandlord
Before
Mr I R Perry FRICSMr J S Reichel MRICSJudge C SkinnerMr R Grant for the ApplicantDate 22 September 2025Property: Flat 7, Pritchard Court, Shakespeare Road, Gillingham, Kent, ME7 5QW

DECISION

The Tribunal determines a rent of £825 per calendar month with effect from 27th July 2025. SUMMARY REASONS Background[1]On 9th June 2025 the Landlord’s Agent served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £875 per month in place of the existing rent of £740 per month to take effect from 27th July 2025.[2]On 20th July 2025 under Section 13(4)(a) of the Housing Act 1988, the Tenant’s Representative referred the Landlord’s notice proposing a new rent to the Tribunal for determination of a market rent. The Tenant’s referral was received by the Tribunal on 21st July 2025. 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 £875 per calendar month/week.[6]Such a tenancy would normally include white goods, carpets, curtains/blinds and associated fittings to all be provided by the Landlord.[7]In this case the property is not in such condition. Accordingly, the Tribunal determined that the ‘open market rent’ should be reduced by £50 per month to reflect the general wants of repair and condition.[8]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 £825 per month.[9]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.[10]Accordingly, the Tribunal directed that the new rent of £825 per month should take effect from 27th July 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/00LC/MNR/2025/0738 Property : Flat 7 Pritchard Court Shakespeare Road Gillingham Kent ME7 5QW Applicant Tenant : Mr A Richards Representative : Mr R Grant Respondent Landlord : Shellen Homes Ltd Representative : Key in Charge t/a as Haus Estate Agents Type of Application : Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal Members : Mr I R Perry FRICS Mr J S Reichel MRICS Judge C Skinner Date of Application : 21st July 2025 Date of Decision : 22nd September 2025 DECISION The Tribunal determines a rent of £825 per calendar month with effect from 27th July 2025. HAV/00LC/MNR/2025/0738 SUMMARY REASONS Background[1]On 9th June 2025 the Landlord’s Agent served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £875 per month in place of the existing rent of £740 per month to take effect from 27th July 2025.[2]On 20th July 2025 under Section 13(4)(a) of the Housing Act 1988, the Tenant’s Representative referred the Landlord’s notice proposing a new rent to the Tribunal for determination of a market rent. The Tenant’s referral was received by the Tribunal on 21st July 2025. 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 £875 per calendar month/week.[6]Such a tenancy would normally include white goods, carpets, curtains/blinds and associated fittings to all be provided by the Landlord.[7]In this case the property is not in such condition. Accordingly, the Tribunal determined that the ‘open market rent’ should be reduced by £50 per month to reflect the general wants of repair and condition.[8]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 £825 per month.[9]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.[10]Accordingly, the Tribunal directed that the new rent of £825 per month should take effect from 27th July 2025, this being the date specified in the notice. HAV/00LC/MNR/2025/0738 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.