77 Buckland Avenue Dover Kent CT16 2NS HAV/29UE/MNR/2025/0649
DECISION
The Tribunal determines a rent of £1,145 per calendar month with effect from 1st April 2025. SUMMARY REASONS Background[1]On 25th February 2025 the Landlord’s Agent served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,350 per month in place of the existing rent of £950 per month to take effect from 1st April 2025.[2]On 13th March 2025 under Section 13(4)(a) of the Housing Act 1988, the Tenants 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 or his Agent. 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 £1,350 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 particular the Tribunal has made the adjustments for a hole in a ceiling allowing water into the property, dated kitchen and bathroom fittings and some damp/mould.[8]The full valuation is shown below: Full open market rent in good condition £1,350 Less deductions for:- Tenants’ provision of white goods £30 Dated kitchen and bathroom £75 Hole in roof/ceiling £50 Damp/mould £50 ____ TOTAL RENT PAYABLE PER MONTH £1,145[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 £1,145 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 £1,145 per month should take effect from 1st April 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.