44A Kynaston Road, Enfield, Middlesex, EN2 0DB LON/00AK/F77/2023/0304

FIRST-TIER TRIBUNAL
PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case No LON/00AK/F77/2023/0304
Between
Mrs Audrey CristoApplicantChristian Action Housing AssociationRespondentMrs Audrey CristoTenantChristian Action Housing AssociationLandlord
Before
Mr O Dowty MRICSDate 25 April 2024Property: 44A Kynaston Road, Enfield, Middlesex, EN2 0DB

DECISION

The sum of £170 per week will be registered as the fair rent with effect from 25 April 2024, being the date, the Tribunal made the Decision. ____________________________________ © CROWN COPYRIGHT 2024 FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) 2 SUMMARY REASONS Background[1]Following an objection from the Tenant to the determination of a fair rent by the Rent Officer, the Tribunal has made a determination under the provisions of the Rent Act 1977. Inspection[2]The Tribunal carried out an inspection of the property on 25 April 2024. Evidence[3]The Tribunal has consideration of the written submissions provided by the Landlord, and the contents of the Tenant’s letter of objection. Determination and Valuation[4]Having consideration of our own expert, general knowledge of rental values in the area, we consider that the open market rent for the property in good tenantable condition would be in the region of £275 per week. From this level of rent we have made adjustments in relation to:• The Tenant’s provision of white goods, carpets, curtains and other similar furnishings• The lease terms of the tenancy being less attractive to a potential tenant than those which are generally expected in the market as regards internal decorations• The kitchen at the property being dated• The bathroom at the property being basic• Some disrepair at the property in the form of uneven floors, cracking and a blocked drain[5]The Tribunal has also made an adjustment for scarcity.[6]The full valuation is shown below: 3[7]The Tribunal determines a rent of £170 per week and this equates to approximately £737 per calendar month. Decision[8]The uncapped fair rent initially determined by the Tribunal, for the purposes of section 70, was £170 per week. The capped rent for the property according to the provisions of the Rent Acts (Maximum Fair Rent) Order 1999 is calculated at £197 per week. The calculation of the capped rent is shown on the decision form. In this case the lower rent of £170 per week is to be registered as the fair rent for this property.[9]The fair rent the Tribunal has determined is the maximum rent that may be charged at the property, but the Landlord may charge a lower amount should they wish. Whilst not relevant to the Tribunal’s decision, for completeness the Tribunal notes that, in this case, the Tribunal has received correspondence from the Landlord indicating that they intend to charge a figure of £105.72 per week. Chairman: Mr O Dowty MRICS Date: 26 April 2024 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 4 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