29 Armitage Road Heston Hounslow Middx TW5 9JH - LON/00AT/MNR/2026/0121 LON/00AT/MNR/2026/0121
REASONS
1 A landlord’s notice dated 28 December 2025, was served under Section 13(2) Housing Act 1988 proposing a new rent of £2,500 pcm in place of the passing rent of £1800 pcm to take effect from 16 February 2026. © CROWN COPYRIGHT 2013 2 On 12 February 2026 under S.13(4)(a) Housing Act 1988 the tenant referred the landlord’s notice proposing a new rent to the Tribunal for determination via a standard Form 6. The tenant appears to have mistakenly ticked the box for S.13 determination of an Agricultural Tenancy on Form 1 but, from the documents it is clear the intent was to seek a conventional S.13 determination on an urban property, as is usual. 3 The assured tenancy is now calendar monthly periodic. Allocation of Repairs between Landlord and Tenant 4 As per S.11 Landlord and tenant Act 1985. Landlord’s Service Charges and Furniture provided and costs. 5 None. Liability for Council Tax 6 Tenant. Other relevant terms of tenancy 7 None Inspection and Hearing 8 An inspection is not routinely carried out. The Tribunal is content that it has sufficient information on the Property, its condition and on comparables, from a combination of the written and photographic representations received and from its own knowledge and specialist expertise. Property 9 There was no inspection. The Property is a semi-detached house dating from the 1950’s of the conventional style. The Property has 3 bedrooms, living room, dining room, bathroom/ WC, gf WC and presumably a kitchen; on 2 levels. There is a front yard with space for parking perhaps 2 cars, a side access to the rear garden via a single car garage. It is unclear if the garage is let with the house. 10 11 There is on street parking, and the Property is in an estate of very semi detached houses of the Post War era, in an established residential area. (Google Streetview July 2025). The Property appears to be of traditional construction, fair faced brick with a recent front addition porch of brick. Main roof is hipped plain tiled double pitched over. It appears to be in good condition. There are 2 PVCu double glazed windows and central heating. There are the usual white goods from the landlord a modern bathroom and kitchen. There was no furniture. Evidence 12 The Tribunal received completed Form 1 (and Form 6) from the tenant. Form 1a from the landlord was received. The Tribunal is grateful for such information as was provided by one or both of the parties. Tenant 13 14 15 The tenant referred to the basic condition inside the Property and provided some internal photographs. The interior appeared to be in good condition apart from minor areas of damp and decorative damage. The tenant was concerned with historic disrepair and ongoing dampness and mould on outside walls particularly around windows. Some photographs of the interior were provided. The tenant suggested a new rent of £1900 – 2000 pcm for the Property at the valuation date. Landlord 16 Law 17 The Tribunal received brief representations from the landlord in Form 1a. These included reference to their local letting agent Blue Estate Agents of Heston. They suggested a new rent of between £2500 to £2600 pcm for the Property. They also supplied key details of local properties from the 1920’s, 1930’s and 1950’s very similar in style layout and accommodation, in the UB2 and TW5 postal areas, let and available at £2500 to £2600 pcm. In accordance with the terms of S.14 of the Act we are required to determine the rent at which we consider the property might reasonably be expected to let in the open market, by a willing landlord, under an assured tenancy, on the same terms as the actual tenancy; ignoring any increase in value attributable to tenant’s improvements and any decrease in value due to the tenant’s failure to comply with any terms of the tenancy. Thus, the Property falls to be valued as it stands; but assuming that the Property to be in a reasonable internal decorative condition. Valuation 18 The Tribunal finds the landlord’s comparables let and to let in early 2026, helpful. From these and from the Tribunal’s own general knowledge of market rent levels in Hounslow it determines that the 3 subject Property would let on normal Assured Shorthold Tenancy (AST) terms, for £2400 pcm, fully fitted and in good order. This is the rent we would expect the Property to let for in the open market if it was in the same condition as comparable properties including landlord’s white goods carpets and curtains. 19 From the representations the Tribunal found the following relevant factors the minor defects within and out with the house, but which were insufficient to affect the rental valuation: The Tribunal makes no deduction, leaving a new market rent at £2400 pcm. Undue Hardship 20 A new rent takes effect from the date in the landlord’s notice. In cases of undue hardship, the Tribunal has discretion to fix a later starting date. Reference was made by the tenant to hardship because of the rent increase but there was insufficient evidence in support provided to show that such a large percentage increase would be enough to support a claim of undue hardship on this occasion. Decision and effective start date 21 22 The Tribunal, on the basis of representations made considers that undue hardship would not be caused and sets the starting date of the new rent of £2500 pcm, from the date of the notice, 16 February 2026. Although the landlord is not obliged to charge this rent and may charge a significantly lower rent as a result of their own choice, policy, or governmental regulation; they may not charge more than this figure. Chairman N Martindale FRICS Date 21 May 2026 Rights of appeal By rule 36(2) of the Tribunal Procedure (First-tier Tribunal) (Property Chamber) Rules 2013, the tribunal is required to notify the parties about any right of appeal they may have. If either party is dissatisfied with this decision, they may apply for permission to appeal to the Upper Tribunal (Lands Chamber) on any point of law arising from this Decision. Prior to making such an appeal, an application must be made, in writing, to this Tribunal for permission to appeal. Any such application must be made within 28 days of the issue of this decision to the person making the 4 application (regulation 52 (2) of The Tribunal Procedure (First-tier Tribunal) (Property Chamber) Rule 2013). If the application is not made within the 28-day time limit, such application must include a request for an extension of time and the reason for not complying with the 28 day time limit; the tribunal will then look at such reason(s) and decide whether to allow the application for permission to appeal to proceed, despite not being within the time limit. The application for permission to appeal must identify the decision of the tribunal to which it relates (i.e., give the date, the property, and the case number), state the grounds of appeal and state the result the party making the application is seeking. If the tribunal refuses to grant permission to appeal, a further application for permission may be made to the Upper Tribunal (Lands Chamber). 5