71 Manor Road Hastings East Sussex TN34 3LJ HAV/21UD/MNR/2025/0611

FIRST-TIER TRIBUNAL
PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case No HAV/21UD/MNR/2025/0611
Between
P ReynoldsApplicantBSD Forest Hill LtdRespondentMrs Patricia ReynoldsTenantBSD Forest Hill LimitedLandlord
Before
Mr I R Perry FRICSMr N I Robinson FRICSJudge I ArrowNone for the ApplicantDate 6 March 2025Property: 71 Manor Road, Hastings, East Sussex, TN34 3LJ

DECISION

The Tribunal determines a rent of £965 per calendar month with effect from 1st February 2025. SUMMARY REASONS Background[1]On 27th December 2024 the Landlord’s Agent served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,100 per month in place of the existing rent of £580 per month to take effect from 1st February 2025.[2]On 10th January 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 in the Application from the Tenant and the Statement from 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 £1,050 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 the lack of central heating/ provision of electric heating and the Tenants installation of a shower and shower screen.[8]The full valuation is shown below: Full open market rent in good condition £1,050 Less deductions for:- Tenant’s provision of white goods £30 Tenant’s provision of carpets and curtains £25 No central heating/ electric heating provided £25 Tenant’s shower and shower screen £5 ____ TOTAL RENT PAYABLE PER MONTH £965[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 £965 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 £965 per month should take effect from 1st February 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/21UD/MNR/2025/0611 Property : 71 Manor Road Hastings East Sussex TN34 3LJ Applicant Tenant : P Reynolds Representative : None Respondent Landlords : BSD Forest Hill Ltd Representative : Holmleigh Homes Ltd 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 £965 per calendar month with effect from 1st February 2025. HAV/21UD/MNR/2025/0611 2 SUMMARY REASONS Background[1]On 27th December 2024 the Landlord’s Agent served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,100 per month in place of the existing rent of £580 per month to take effect from 1st February 2025.[2]On 10th January 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 in the Application from the Tenant and the Statement from 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 £1,050 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 the lack of central heating/ provision of electric heating and the Tenants installation of a shower and shower screen.[8]The full valuation is shown below: Full open market rent in good condition £1,050 Less deductions for:- Tenant’s provision of white goods £30 Tenant’s provision of carpets and curtains £25 No central heating/ electric heating provided £25 Tenant’s shower and shower screen £5 ____ TOTAL RENT PAYABLE PER MONTH £965 HAV/21UD/MNR/2025/0611 3[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 £965 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 £965 per month should take effect from 1st February 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.