Judge Shepherd and Carolyn Barton MRICSDate 1 December 2025Property: Flat 4, 122 Maryland Street, London, E15 1 JD
DECISION
[6]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 £750 pcm. There is no separate charge for services so that it is assumed that the electricity cost and water charges are included in the rent.[7]The Tribunal directs that the new rent of £750 is the new rent and for reasons of hardship it is to take effect on 27th November 2025. Chairman: Judge Shepherd 1st December 20254th February 2026 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 request for full reasons should be made within a month. Any subsequent application for permission to appeal should be made on Form RP PTA. --- decision_3.pdf --- Case Reference : LON/00BB/MNR/2025/0837 Property : Flat 4, 122 Maryland Street, London, E15 1JD Tenant : Paulina Madej Landlord : Habib Choudhury Type of Application : Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal : Judge Shepherd and Carolyn Barton MRICS Date of Summary : 27th November 2025 _______________________________________________ Additional reasons ___________________________________________________ CROWN COPYRIGHT 2023[1]The Applicant requested further reasons following our summary decision. This decision should be read in conjunction with that decision. The property[2]The property is a bedsit flat with a bedroom/living room/kitchen and separate bathroom. It appeared very small. The kitchen area was limited in facilities or space. The bed took up most of the living area. There was no separate living area or outside space. There was very little room for clothes storage. The law[3]Section 13 of the Housing Act 1988 sets out how rent should be increased by a landlord of an assured periodic tenant. For the purpose of securing an increase in the rent under a tenancy to which this section applies, the landlord may serve on the tenant a notice in the prescribed form proposing a new rent to take effect at the beginning of a new period of the tenancy specified in the notice.[4]Section 14 deals with determination of rent by the Tribunal when there has been a reference. The Tribunal determine the rent at which, subject to qualifications they consider that the dwelling-house concerned might reasonably be expected to be let in the open market by a willing landlord under an assured tenancy(a) which is a periodic tenancy having the same periods as those of the tenancy to which the notice relates;(b) which begins at the beginning of the new period specified in the notice;(c) the terms of which (other than relating to the amount of the rent) are the same as those of the tenancy to which the notice relates; and(d) in respect of which the same notices, if any, have been given under any of Grounds 1 to 5 of Schedule 2 to this Act, as have been given (or have effect as if given) in relation to the tenancy to which the notice relates.[5]The qualifications are that the Tribunal will disregard(a) any effect on the rent attributable to the granting of a tenancy to a sitting tenant;(b) any increase in the value of the dwelling-house attributable to a relevant improvement carried out by a person who at the time it was carried out was the tenant, if the improvement—(i) was carried out otherwise than in pursuance of an obligation to his immediate landlord, or (ii) was carried out pursuant to an obligation to his immediate landlord being an obligation which did not relate to the specific improvement concerned but arose by reference to consent given to the carrying out of that improvement; and(c) any reduction in the value of the dwelling- house attributable to a failure by the tenant to comply with any terms of the tenancy. Determination[6]Although we derived limited assistance from the parties’ submissions at the hearing, we benefitted most from the inspection of the premises which gave a clear picture of a very small flat with very limited space and some prevalent disrepair. This formed the basis of our decision which was put in summary form before this one. Judge Shepherd 18th December 2025 RIGHTS OF APPEAL[1]If a party wishes to appeal this decision to the Upper Tribunal (Lands Chamber) then a written application for permission must be made to the First-Tier Tribunal at the Regional office which has been dealing with the case.[2]The application for permission to appeal must arrive at the Regional office within 28 days after the Tribunal sends written reasons for the decision to the person making the application.[3]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.[4]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.