84 Ravenscroft Road, London E16 4AG LON/00BB/F77/2023/0297

FIRST-TIER TRIBUNAL
PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case No LON/00BB/F77/2023/0297
Between
Mr DavidsonApplicantScrutton Estates LtdRespondentMr DavidsonTenantScrutton Estates LtdLandlord
Before
Mr D Jagger MRICSMr C Piarroux JPDate 9 February 2024Property: 84 Ravenscroft Road, London, E16 4AG

DECISION

The sum of £167.20 per calendar week will be registered as the fair rent with effect from 9th February 2024 being the date the Tribunal made the Decision. ____________________________________ © CROWN COPYRIGHT 2023 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 inspected the property at around 11.30am on the 9th February 2024 in the presence of the tenants. Evidence[3]The Tribunal has consideration of the written submissions from both parties and the inspection of the property. Determination and Valuation[4]Having consideration of our own expert, general knowledge of rental values in the Canning Town area, we consider that the open market rent for the property in its current condition would be in the region of £380 per calendar week (approximately £1650 per month) From this level of rent we have made adjustments in relation to: Terms of tenancy, at the commencement of the tenancy there were: no white goods, no carpets or curtains, dated kitchen and bathroom fittings, and no central heating which equates to approximately 45%[5]The Tribunal has also made an adjustment for scarcity at 20%[6]The full valuation is shown below: Market Rent £380 pw Less approx. 45% £171 Terms and Condition Leaves £209 Less Scarcity approx. 20% £41.80 Leaves: £167.20 pw[7]The Tribunal determines a rent of £167.20 per calendar week Decision[8]The uncapped fair rent initially determined by the Tribunal, for the purposes of section 70, was £167.20 per calendar week. The capped rent for the property according to the provisions of the Rent Acts (Maximum Fair Rent) Order 1999 is calculated at £202.50 per calendar month. The calculation of the capped rent is shown on the decision form. In this case the lower rent of £167.20 per calendar month is to be registered as the fair rent for this property. effect from 9th February 2024 being the date the Tribunal made the Decision. The formula for the calculation of the maximum fair rent is based upon the Retail Price Index (RPI) figures which have seen significant increases in the past 18 during due to rampant inflation and this has generated the capped rental figure. Chairman: Duncan Jagger MRICS Date: 9th February 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 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/00BB/F77/2023/0297 Property : 84 Ravenscroft Road, London E16 4AG Tenant : Mr Davidson Landlord : Scrutton Estates Ltd Date of Objection : 26th August 2023 Type of Application : Section 70, Rent Act 1977 Tribunal : Mr D Jagger MRICS Mr C Piarroux JP Date of Summary Reasons : 9th February 2024 _______________________________________________ DECISION The sum of £167.20 per calendar week will be registered as the fair rent with effect from 9th February 2024 being the date the Tribunal made the Decision. ____________________________________ © CROWN COPYRIGHT 2023 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 inspected the property at around 11.30am on the 9th February 2024 in the presence of the tenants. Evidence[3]The Tribunal has consideration of the written submissions from both parties and the inspection of the property. Determination and Valuation[4]Having consideration of our own expert, general knowledge of rental values in the Canning Town area, we consider that the open market rent for the property in its current condition would be in the region of £380 per calendar week (approximately £1650 per month) From this level of rent we have made adjustments in relation to: Terms of tenancy, at the commencement of the tenancy there were: no white goods, no carpets or curtains, dated kitchen and bathroom fittings, and no central heating which equates to approximately 45%[5]The Tribunal has also made an adjustment for scarcity at 20%[6]The full valuation is shown below: Market Rent £380 pw Less approx. 45% £171 Terms and Condition Leaves £209 Less Scarcity approx. 20% £41.80 Leaves: £167.20 pw[7]The Tribunal determines a rent of £167.20 per calendar week 3 Decision[8]The uncapped fair rent initially determined by the Tribunal, for the purposes of section 70, was £167.20 per calendar week. The capped rent for the property according to the provisions of the Rent Acts (Maximum Fair Rent) Order 1999 is calculated at £202.50 per calendar month. The calculation of the capped rent is shown on the decision form. In this case the lower rent of £167.20 per calendar month is to be registered as the fair rent for this property. effect from 9th February 2024 being the date the Tribunal made the Decision. The formula for the calculation of the maximum fair rent is based upon the Retail Price Index (RPI) figures which have seen significant increases in the past 18 during due to rampant inflation and this has generated the capped rental figure. Chairman: Duncan Jagger MRICS Date: 9th February 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 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