The Flat 362A High Street Cheltenham Gloucestershire GL50 3JE HAV/23UB/MNR/2025/0677

FIRST-TIER TRIBUNAL
PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case No HAV/23UB/MNR/2025/0677
Between
Ms L PartridgeApplicantDomino Properties LtdRespondentMiss Lynda PartridgeTenantDomino Properties LimitedLandlord
Before
Mr I R Perry FRICSMr D Cotterell FRICSNone for the ApplicantDate 16 June 2025Property: The Flat, 362A High Street, Cheltenham, Gloucestershire, GL50 3JE

DECISION

The Tribunal determines a rent of £850 per calendar month with effect from 1st May 2025. SUMMARY REASONS Background[1]On 28th February 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 £575 per month to take effect from 1st May 2025.[2]On 21st April 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. There were no written submissions from the Landlord.[5]The tenancy commenced on 1st November 2021 at a rent of £575 which has not been previously increased. Determination and Valuation[6]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 £900 per calendar month.[7]Such a tenancy would normally include white goods, carpets, curtains/blinds and associated fittings to all be provided by the Landlord.[8]In this case the property is not let in such condition or with white goods all supplied so some adjustments to the ‘open market rent’ are necessary.[9]The full valuation is shown below: Full open market rent in good condition £900 Less deductions for:- Tenants’ provision of white goods £30 Disrepair £20 ____ TOTAL RENT PAYABLE PER MONTH £850[10]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 £850 per month.[11]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.[12]Accordingly, the Tribunal directed that the new rent of £850 per month should take effect from 1st May 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/23UB/MNR/2025/0677 Property : The Flat 362A High Street Cheltenham Gloucestershire GL50 3JE Applicant Tenant : Ms L Partridge Representative : None Respondent Landlord : Domino Properties Ltd Representative : Move 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 D Cotterell FRICS Date of Application : 21st April 2025 Date of Decision : 16th June 2025 DECISION The Tribunal determines a rent of £850 per calendar month with effect from 1st May 2025. SUMMARY REASONS HAV/23UB/MNR/2025/0677 Background[1]On 28th February 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 £575 per month to take effect from 1st May 2025.[2]On 21st April 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. There were no written submissions from the Landlord.[5]The tenancy commenced on 1st November 2021 at a rent of £575 which has not been previously increased. Determination and Valuation[6]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 £900 per calendar month.[7]Such a tenancy would normally include white goods, carpets, curtains/blinds and associated fittings to all be provided by the Landlord.[8]In this case the property is not let in such condition or with white goods all supplied so some adjustments to the ‘open market rent’ are necessary.[9]The full valuation is shown below: Full open market rent in good condition £900 Less deductions for:- Tenants’ provision of white goods £30 Disrepair £20 ____ TOTAL RENT PAYABLE PER MONTH £850[10]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 £850 per month. HAV/23UB/MNR/2025/0677[11]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.[12]Accordingly, the Tribunal directed that the new rent of £850 per month should take effect from 1st May 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.