Ground Floor Flat, 175 Aldborough Road South, Seven Kings, Ilford Essex IG3 8BX LON/00BC/F77/2024/0171

FIRST-TIER TRIBUNAL
PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case No LON/00BC/F77/2024/0171
Between
Mr James McMillanApplicantMr R Baskerville & Mrs K Baskerville c/o HML LettingsRespondentMr James McMillanTenantMr R Baskerville & Mrs K Baskerville c/o HML LettingsLandlord
Before
Mr D Jagger MRICSMr J FrancisNone Date of Landlords Objection : 27 February 2024 for the ApplicantDate 27 October 2025Property: Ground floor flat, 175 Aldborough Road, Seven Kings, Ilford, Essex IG3 8HX

DECISION

The sum of £700 per calendar month will be registered as the fair rent with effect from 23 October 2025, being the date, the Tribunal made the Decision. ____________________________________ © CROWN COPYRIGHT 2024 FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) 2 SUMMARY REASONS Background[1]Following an objection from the Landlord 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]Since the registration of the rent by the Rent Officer on the 30 January 2024 the tenant Ms Patricia Kehoe passed away on the 5 June 2024 and Mr McMillan became the tenant by way of succession.[4]During the course of the proceedings, the tenant and his nephew Mr Alistair Mac Phee originally asked for the application to be withdrawn. Subsequently, the Tribunal received an Application for Case Management for the case to be reinstated and an extension of time given. This request was agreed by the Tribunal.[3]The parties did not request a hearing to determine this matter and the Tribunal agreed with this arrangement. The Tribunal considered this case on the basis of the papers provided by the parties and the Rent Officer with the assistance of Rightmove and Google Maps. The Inspection 4 The Tribunal inspected the property on the 23 October 2025 in the presence of the tenant Mr McMillian. Evidence[5]The Tribunal received completed Reply Statements from the parties. In addition, the Landlord’s agent provided comparable evidence of rental levels in the area which range between £1,300-£1,400 per month together with a helpful floor plan. The Tribunal had before it, the Rent Officers two Registrations and calculations for the most recent registration on the 30 January 2024 to take effect on the 16 February 2024. Determination and Valuation[6]Having consideration of the Landlords evidence and our own expert, general knowledge of rental values in the Seven Kings area, we consider that the open market rent for the property in its current condition would be in the region of £1,250 per month From this level of rent we have made adjustments in relation to: 3 Terms of tenancy agreement, no white goods, no carpets or curtains, tenant’s improvements which include replacement kitchen units, shower cubicle and shower unit, landscaped rear garden with artificial grass and external redecoration, This equates to approximately 30% The Tribunal has also made an adjustment for scarcity at 20% The full valuation is shown below: Market Rent £1,250 pm Less approx. 30% £375 £875 Less Scarcity approx. 20% £175 £700 pm Decision[6]The uncapped fair rent initially determined by the Tribunal, for the purposes of section 70, was £700 per calendar month. The capped rent for the property according to the provisions of the Rent Acts (Maximum Fair Rent) Order 1999 is calculated at £838 per calendar month. The calculation of the capped rent is shown on the decision form.[7]In this case therefore the lower rent of £700 per calendar month is to be registered as the fair rent for this property. Chairman: Duncan Jagger MRICS Date: 23 October 2025 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