Flat B, 75 Thornton Avenue, London, SW2 4BD LON/00AY/F77/2026/0014

FIRST-TIER TRIBUNAL
PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case No LON/00AY/F77/2026/0014
Between
Ms Alison StokesApplicantNotting Hill GenesisRespondentNotting Hill GenesisLandlord
Before
Mr D Jagger MRICSDate 17 March 2026Property: Flat B, 75 Thornton Road, Streatham Hill, London SW2 4BD

DECISION

The sum of £862.00 per month will be registered as the fair rent with effect from 17 March 2026, being the date, the Tribunal made the Decision. ____________________________________ © CROWN COPYRIGHT 2025 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.[2]The parties did not request a hearing or an inspection to determine this matter and the Tribunal agreed with this arrangement. The Tribunal considered this case on the Rent Officer with the assistance of Rightmove and Google Maps. Evidence[3]The Tribunal did not receive completed Reply Statements from the parties. The Tribunal received 4 photographs from the tenant together with a complaint process with the landlord a letter in connection with the tenant’s medical condition. The Tribunal had before it, the Rent Officers two Registrations and calculations for the most recent registration on the 24 November 2025 to take effect on that date. Determination and Valuation[4]Having consideration of its own expert, general knowledge of rental values in the Streatham Hill area, we consider that the open market rent for the property in good condition with modern services would be in the region of £2,600 per month.[5]Next, the Tribunal needs to adjust that hypothetical rent of £2,600 per month to allow for Terms of tenancy agreement, no white goods, no carpets or curtains, evidence of rodent infestation, damp to walls and cracked plaster.[6]The Tribunal has considered very carefully the information provided by the tenant and the findings during the inspection. Using its own expertise, the Tribunal considers that a deduction of 30% (£780) should be applied in order to take account of the above matters. This reduces the figure to £1,820 per month.[7]It should be noted that this figure cannot be a simple arithmetical calculation and is not based upon capital costs but is the Tribunal’s estimate of the amount by which the rent would need to be reduced to attract a tenant.[8]The Tribunal has also made an adjustment for scarcity at 20%[9]The full valuation is shown below: 3 Market Rent £2600 pm Less approx.30% £780 £1,820 Less Scarcity approx. 20% £364 £1,456 pm Decision[10]The uncapped fair rent initially determined by the Tribunal, for the purposes of section 70, was £1,456 per month. The capped rent for the property according to the provisions of the Rent Acts (Maximum Fair Rent) Order 1999 is calculated at £862.00 per calendar month. The calculation of the capped rent is shown on the decision form.[11]In this case therefore the lower rent of £862.00 per month is to be registered as the fair rent for this property.[12]It is often the case that market rents are in excess of those that maybe charged by social landlord’s as it is a significant part of their remit to provide affordable housing. As such depending on the type of tenancy agreement their calculation of rent is either at a percentage of market rent or by way of index. Comparison is made with the open market rather than limited to other properties which are offered by social housing providers. It is assumed that the landlord will by usual convention of social landlord’s not seek to increase the rent proposed in its original notice as a result of this determination. The Tribunal’s determination is the maximum fair rent. Chairman: Duncan Jagger MRICS Date: 17 March 2026 4 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 subsequent application for permission to appeal should be made on Form RP PTA