Ground Floor Flat 13 New England Road Brighton BN1 3TU HAV/00ML/MNR/2025/0606

FIRST-TIER TRIBUNAL
PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case No HAV/00ML/MNR/2025/0606
Between
Mr I MatthewsApplicantMr J Eustace and Ms P SousterRespondentMr Ian MatthewsTenantMr James Eustace & Ms Pippa SousterLandlord
Before
Mr I R Perry FRICSMr N I Robinson FRICSJudge I ArrowNone for the ApplicantDate 6 March 2025Property: Ground Floor Flat, 13 New England Road, Brighton, BN1 3TU

DECISION

The Tribunal determines a rent of £920 per calendar month with effect from 14th January 2025. SUMMARY REASONS Background[1]On 12th December 2025 the Landlords served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,050 in place of the existing rent of £850 per month to take effect from 14th January 2025.[2]On 10th January 2025 under Section 13(4)(a) of the Housing Act 1988, the Tenant referred the Landlords’ 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 Landlords. 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 £1,000 per calendar month.[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 let in such condition or with white goods, carpets and curtains all supplied so some adjustments to the ‘open market rent’ are necessary. In addition, the Tribunal has made the adjustments for penetrating damp and dated electrics.[8]The full valuation is shown below: Full open market rent in good condition £1,000 Less deductions for:- Tenants provision of some white goods £20 Damp penetration and disrepair £50 Dated electrical wiring £10 ____ TOTAL RENT PAYABLE PER MONTH £920[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 and in its present condition was £920 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 £920 per month should take effect from 14th January 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/00ML/MNR/2025/0606 Property : Ground Floor Flat 13 New England Road Brighton BN1 3TU Applicant Tenant : Mr I Matthews Representative : None Respondent Landlords : Mr J Eustace and Ms P Souster 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 N I Robinson FRICS Judge I Arrow Date of Application : 10th January 2025 Date of Decision : 6th March 2025 DECISION The Tribunal determines a rent of £920 per calendar month with effect from 14th January 2025. HAV/00ML/MNR/2025/0606 2 SUMMARY REASONS Background[1]On 12th December 2025 the Landlords served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,050 in place of the existing rent of £850 per month to take effect from 14th January 2025.[2]On 10th January 2025 under Section 13(4)(a) of the Housing Act 1988, the Tenant referred the Landlords’ 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 Landlords. 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 £1,000 per calendar month.[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 let in such condition or with white goods, carpets and curtains all supplied so some adjustments to the ‘open market rent’ are necessary. In addition, the Tribunal has made the adjustments for penetrating damp and dated electrics.[8]The full valuation is shown below: Full open market rent in good condition £1,000 Less deductions for:- Tenants provision of some white goods £20 Damp penetration and disrepair £50 Dated electrical wiring £10 ____ TOTAL RENT PAYABLE PER MONTH £920[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 HAV/00ML/MNR/2025/0606 3 the terms of this assured tenancy and in its present condition was £920 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 £920 per month should take effect from 14th January 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.