20C Sunderland Road, London SE23 2PR LON/00AZ/MNR/2025/0723

FIRST-TIER TRIBUNAL
PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case No LON/00AZ/MNR/2025/0723
Between
Margaret BaigrieApplicantP41 LtdRespondentMargaret BaigrieTenantP41 LtdLandlord
Before
Mr A Harris LLM FRICS FCIArbDate 8 September 2025Property: 20C Sunderland Road, London SE23, 2PR

DECISION

The Tribunal determines a rent of £875.00 per calendar month with effect from 15 March 2025. ____________________________________ © CROWN COPYRIGHT 2023 FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) 2 SUMMARY REASONS Background[1]On 13 February 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £ 1291.98 in place of the existing rent of £ 850.00 per month to take effect from 15 March 2025.[2]On 3 March 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 3 March 2025. Inspection[3]The Tribunal did not inspect the property but considered this case on the basis of the papers provided by the parties. Evidence[4]The Tribunal has consideration of the written submissions provided by the parties. The evidence included photographs of significant disrepair. Determination and Valuation[5]No comparable evidence was provided by the parties. The tribunal relied on our own expert, general knowledge of rental values in the area. We consider that the open market rent for the property in the condition and with the amenities the market would expect would be in the region of £1250.00 per calendar month. From this level of rent we have made adjustments in relation to: Disrepair at the photographs. The full valuation is shown below: Decision[8]The Tribunal therefore determined that the rent at which the subject property might reasonably be expected to be let in the open market by a willing Landlord under an assured tenancy was £875.00 per calendar month.[9]The Tribunal directs the new rent of £875.00 to take effect on 1 May 2025 This being the date as set out in the Landlord’s Notice of Increase. Chairman: A Harris Date: 8 September 2025 PCMAST Market rent1,250.00£ less poor condition30.0%375.00-£ 875.00£ 3 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. --- decision_2.pdf --- 1 Case Reference : LON/00AZ/MNR/2025/0723 Property : 20C Sunderland Road, London SE23 2PR Tenant : Margaret Baigrie Landlord : P41 Date of Objection : 3 March 2025 Type of Application : Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal : Mr A Harris LLM FRICS FCIArb Date of Summary Reasons : 8 September 2025 _______________________________________________ DECISION The Tribunal determines a rent of £875.00 per calendar month with effect from 15 March 2025. ____________________________________ © CROWN COPYRIGHT 2023 FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) 2 SUMMARY REASONS Background[1]On 13 February 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £ 1291.98 in place of the existing rent of £ 850.00 per month to take effect from 15 March 2025.[2]On 3 March 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 3 March 2025. Inspection[3]The Tribunal did not inspect the property but considered this case on the basis of the papers provided by the parties. Evidence[4]The Tribunal has consideration of the written submissions provided by the parties. The evidence included photographs of significant disrepair. Determination and Valuation[5]No comparable evidence was provided by the parties. The tribunal relied on our own expert, general knowledge of rental values in the area. We consider that the open market rent for the property in the condition and with the amenities the market would expect would be in the region of £1250.00 per calendar month. From this level of rent we have made adjustments in relation to: Disrepair at the photographs. The full valuation is shown below: Decision[8]The Tribunal therefore determined that the rent at which the subject property might reasonably be expected to be let in the open market by a willing Landlord under an assured tenancy was £875.00 per calendar month.[9]The Tribunal directs the new rent of £875.00 to take effect on 1 May 2025 This being the date as set out in the Landlord’s Notice of Increase. Chairman: A Harris Date: 8 September 2025 PCM AST Market rent 1,250.00 £ less poor condition 30.0% 375.00 -£ 875.00 £ 3 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.