Flat 12 18-20 Downs Road Herne Bay Kent CT6 6BY HAV/29UC/MNR/2025/0824

FIRST-TIER TRIBUNAL
PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case No HAV/29UC/MNR/2025/0824
Between
Mr C LoveApplicantPeak Grow Investments LtdRespondentMr Charlie LoveTenantPeak Grow Investments LtdLandlord
Before
Mr I R Perry FRICSMr P E Smith FRICSNone for the ApplicantDate 14 January 2026Property: Flat 12, 18-20 Downs Way, Herne Bay, Kent, CT6 6BY

DECISION

SUMMARY REASONS Decision The Tribunal determines a Market Rent of £750 per month with effect from 11th December 2025. Background[1]On 16th October 2025 the Landlord’s Agent served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £750 per month in place of the existing rent of £650 per month to take effect from 11th December 2025.[2]The present tenancy commenced 11th December 2020 at £650 per month.[3]On 22nd November 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. The Tenant’s referral was received by the Tribunal on 23rd November 2025.[4]On 16th December 2025 directions were issued for the parties to make representations by specified dates. The Landlord’s Agent made a Case Management Application to extend the date for submission of their statement to 6th January 2026. This was approved by the Tribunal on 9th January 2026. 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 Tenant and the Landlord’s Agent. Determination and Valuation[7]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 and at the date specified in the notice would be £800 per calendar month/week.[8]Such a tenancy would normally include white goods, carpets, curtains/blinds and associated fittings to all be provided by the Landlord.[9]In this case the Landlord’s Agent recognises that there is a hole in the bath which is to be replaced and that there is a damp issue in the bathroom which will need involvement from the block management company.[10]Accordingly, the Tribunal has adjusted the full ‘open market rent’ to account for these repair issues.[11]The full valuation is shown below: Full open market rent in good condition £800 Less deductions for:- General wants of repair to bath and bathroom wall/ceiling. £50 ____ TOTAL RENT PAYABLE PER MONTH £750[12]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 £750 per month.[13]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.[14]Accordingly, the Tribunal directed that the new rent of £750 per month should take effect from 11th December 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 2026 FIRST-TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case Reference : HAV/29UC/MNR/2025/0824 Property : Flat 12 18-20 Downs Road Herne Bay Kent CT6 6BY Applicant Tenant : Mr C Love Representative : None Respondent Landlord : Peak Grow Investments Ltd Representative : Miles & Barr Property Management & Lettings Type of Application : Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal Members : Mr I R Perry FRICS Mr P E Smith FRICS Date of Application : 22nd November 2025 Date of Decision : 14th January 2026 DECISION HAV/29UC/MNR/2025/0824 SUMMARY REASONS Decision The Tribunal determines a Market Rent of £750 per month with effect from 11th December 2025. Background[1]On 16th October 2025 the Landlord’s Agent served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £750 per month in place of the existing rent of £650 per month to take effect from 11th December 2025.[2]The present tenancy commenced 11th December 2020 at £650 per month.[3]On 22nd November 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. The Tenant’s referral was received by the Tribunal on 23rd November 2025.[4]On 16th December 2025 directions were issued for the parties to make representations by specified dates. The Landlord’s Agent made a Case Management Application to extend the date for submission of their statement to 6th January 2026. This was approved by the Tribunal on 9th January 2026. 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 Tenant and the Landlord’s Agent. Determination and Valuation[7]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 and at the date specified in the notice would be £800 per calendar month/week.[8]Such a tenancy would normally include white goods, carpets, curtains/blinds and associated fittings to all be provided by the Landlord.[9]In this case the Landlord’s Agent recognises that there is a hole in the bath which is to be replaced and that there is a damp issue in the bathroom which will need involvement from the block management company. HAV/29UC/MNR/2025/0824[10]Accordingly, the Tribunal has adjusted the full ‘open market rent’ to account for these repair issues.[11]The full valuation is shown below: Full open market rent in good condition £800 Less deductions for:- General wants of repair to bath and bathroom wall/ceiling. £50 ____ TOTAL RENT PAYABLE PER MONTH £750[12]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 £750 per month.[13]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.[14]Accordingly, the Tribunal directed that the new rent of £750 per month should take effect from 11th December 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.