23 Swiftsden Way Bromley BR1 4NS LON/00AZ/MNR/2025/0797
REASONS
[1]The First Tier Tribunal received an application dated 3 April 2025 from the tenant of the Property, regarding a notice of increase of rent served by the landlord, under S.13 of the Housing Act 1988 (the Act).[2]The notice, dated 4 April 2025, proposed a new rent of £350 per week with effect from and including 21 April 2025. The passing rent was said to be £323 per week.[3]The tenancy is an assured periodic weekly tenancy. A copy of the last tenancy agreement was provided. It ran from 14 July 2003.[4]Directions dated 1 July 2025 were issued representations on the substantive issue of the new rent. Neither party requested a hearing. The Tribunal does not routinely carry out inspections.[5]The Tribunal carefully considered and noted such representations as it received from both parties and the location layout size and condition of the Property and other available and let comparable properties nearby. Property[6]The Property is one bedroom flat within a purpose built 3 level block of 1950’s flats, itself within an established residential estate of similar blocks within LB Bromley. Accommodation is on one level, bedroom, bathroom/wc, living room, kitchen, and external communal areas. The building has fair faced brick external walls and a steep double pitched roof finished to single lap concrete tiles roof over. (Google Streetview May 2025). The letting included a bed and cooker.[7]The Tribunal assumes that Property and furniture were let in fair to good condition. Law[8]In accordance with the terms of S14 of the Housing Act 1988 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; assuming it to be in reasonable internal decorative condition. Decision[9]Based on the Tribunal’s own general knowledge of market rent levels in LB Bromley determines that the subject Property would let on a normal Assured Shorthold Tenancy (AST) terms, for £330 per week, fully fitted and in good order.[10]The new rent will therefore be £330 per week with effect from 21 April 2025. The Landlord is not obliged to charge this sum and may charge a significantly lower rent as a result of their own choice, policy, or governmental regulation. They may not however, charge a rent in excess of it. Name: N. Martindale FRICS Date: 27 August 2025 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 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). First-tier Tribunal – Property Chamber File Ref No. LON/00AZ/MNR/2025/0797 Notice of the Tribunal Decision and Register of Rents under Assured Periodic Tenancies (Section 14 Determination) Housing Act 1988 Section 14 Address of Premises The Tribunal members were 23 Swiftsden Way Bromley B31 4NS Mr N Martindale FRICS Landlord Roy Dean Address Tenant Carmen Vega The rent is: £ 330 Per week[2]The date the decision takes effect is: 21 April 2025 *3. The amount included for services is Nil Per *4. Service charges are variable and are not included N/A Date assured tenancy commenced 14 July 2003 Length of the term or rental period weekly Allocation of liability for repairs Per tenancy[8]Furniture provided by landlord or superior landlord Bed, cooker[9]Description of premises One bedroom purpose built self contained flat in 1950’s purpose built 3 level block. Brick faced walls steep single lap concrete tiled double pitched roof to building. Property comprises – bedroom, living room, bathroom/ wc, kitchen. Communal gardens no on-street parking restrictions... The Landlord may charge a rent up to but, not in excess of the figure shown at box 1. Chairman N Martindale Date of Decision 27 August 2025 --- decision_2.pdf --- © CROWN COPYRIGHT 2013 FIRST-TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case Reference : LON/00AZ/MNR/2025/0797 Property : 23 Swiftsden Way Bromley BR1 4NS Applicant : Carmen Vega (Tenant) Representative : None Respondent : Roy Dean (Landlord) Representative : None Type of Application : Section 13(4) Housing Act 1988 Tribunal Members : N Martindale FRICS Date and venue of Hearing :[10]Alfred Place London WC1E 7LR Date of Decision : 27 August 2025 REASONS FOR DECISION Background[1]The First Tier Tribunal received an application dated 3 April 2025 from the tenant of the Property, regarding a notice of increase of rent served by the landlord, under S.13 of the Housing Act 1988 (the Act).[2]The notice, dated 4 April 2025, proposed a new rent of £350 per week with effect from and including 21 April 2025. The passing rent was said to be £323 per week. 2[3]The tenancy is an assured periodic weekly tenancy. A copy of the last tenancy agreement was provided. It ran from 14 July 2003.[4]Directions dated 1 July 2025 were issued representations on the substantive issue of the new rent. Neither party requested a hearing. The Tribunal does not routinely carry out inspections.[5]The Tribunal carefully considered and noted such representations as it received from both parties and the location layout size and condition of the Property and other available and let comparable properties nearby. Property[6]The Property is one bedroom flat within a purpose built 3 level block of 1950’s flats, itself within an established residential estate of similar blocks within LB Bromley. Accommodation is on one level, bedroom, bathroom/wc, living room, kitchen, and external communal areas. The building has fair faced brick external walls and a steep double pitched roof finished to single lap concrete tiles roof over. (Google Streetview May 2025). The letting included a bed and cooker.[7]The Tribunal assumes that Property and furniture were let in fair to good condition. Law[8]In accordance with the terms of S14 of the Housing Act 1988 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; assuming it to be in reasonable internal decorative condition. Decision[9]Based on the Tribunal’s own general knowledge of market rent levels in LB Bromley determines that the subject Property would let on a normal Assured Shorthold Tenancy (AST) terms, for £330 per week, fully fitted and in good order.[10]The new rent will therefore be £330 per week with effect from 21 April 2025. The Landlord is not obliged to charge this sum and may charge a significantly lower rent as a result of their own choice, policy, or governmental regulation. They may not however, charge a rent in excess of it. Name: N. Martindale FRICS Date: 27 August 2025 3 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 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).