25A Astonville Street , London, SW18 5AN LON/00BJ/F77/2025/0276

FIRST-TIER TRIBUNAL
PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case No LON/00BJ/F77/2025/0276
Between
Mr Frederick RobertsApplicantBradford Property Trust LimitedRespondentMr Frederick RobertsTenantBradford Property Trust LimitedLandlord
Before
R Waterhouse FRICSDate 16 December 2025Property: 25 A Astonville Street , London , SW18, 5AN

DECISION

The sum of £264.00 per week will be registered as the fair rent with effect from 16 December 2025, being the date the tribunal made the Decision. ____________________________________ © CROWN COPYRIGHT 2025 Full REASONS Background FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) 2[1]The landlord submitted an application, received 27 June 2025, to register a fair rent of £280.80 per week. Previous to the application the Rent Officer had registered a fair rent of £184.33 per week effective from 18 July 2023, which was then subject to appeal and a figure of £234.00 per week from 18 September 2023 was determined. Following the application the Rent Officer registered a fair rent of £218.08 per week effective from 18 September 2025. Following an objection by letter dated 14 July 2025 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.[2]Directions were issued on 23 October 2025. The matter was determined on the papers on 16 December 2025, without an inspection. Neither party requested an inspection or a hearing. Inspection[3]The property is described in the Rent Register as a self-contained purpose built flat, with full central heating, comprising on the first floor 4 rooms, one kitchen, one bathroom, a WC and a garden.[4]The tribunal did not inspect the property. Evidence Submission by the Tenant[5]The tribunal received from the tenant only a copy of the letter of objection.[6]There was no Reply Form, received.[7]The letter of objection, the contents of which the tribunal notes, contained four aspects(i) challenge to the Rent Officers Maximum Fair Rent calculation,(ii) the condition of the property mould in the bathroom, and toilet,(iii) no ceiling in kitchen,(iv) in one bedroom the wall above the window is falling in, two photographs are included. Submission by the Landlord[8]The landlord, other than the original application to register a rent has made no submissions. Determination and Valuation Valuation[9]In determining the level of rent for the fair rent, the tribunal must carry out a valuation under section 70 of the Rent Act 1977 and then an assessment under the Rent Acts(Maximum Fair Rent) Order 1999.The latter assessment is dependent on the inflation rate between the last registered rent and the date of the current determination which is the date of hearing. The tribunal must then adopt the lower of the two figures as the fair rent to be registered. 3[13]Having consideration of the comparable evidence proved by the parties and our own expert general knowledge of rental values in the area, the tribunal adopts the figure of £2700.00 per calendar month.[14]From this level of rent we have made adjustments in relation to:(i) terms and conditions the tenancy that is the tenant is responsible for internal decoration which is more onerous than contemporary tenancies from which the comparables are derived(ii) improvements made by the tenant none are noted,(iii) the supply of curtains and carpets by the tenant and(iv) general condition of the property, compared with contemporary lettings.[15]The tribunal has also made an adjustment for scarcity at 20%. Market Rent £2700pcm Less: 30% for (i) to (iv) above; £ 810 pcm ---------------------------------------- £ 1890 pcm Less 20% for scarcity £ 378 pcm ----------------------------------- £ 1512 pcm[16]The tribunal determines a rent under section 70 of £ 1512 pcm which is equivalent to £348.92 per week. Decision[17]The rent calculated under section 70 Rent Act 1977 is £348.92 per week.[18]The rent calculated under the Rent Acts (Maximum Fair Rent) Order 1999 is £264.00 per week. The rent calculated under section 70 of the Rent Act 1977 rent is higher than the rent calculated under the Rent Acts (Maximum Fair Rent) Order 1999. Therefore, the tribunal determines the rent to be registered is £264.00 per week with effect from 16 December 2025. Chairman: R Waterhouse FRICS Date: 16 December 2025 4 Appeal to the Upper Tribunal A person wishing to appeal this decision to the Upper Tribunal (Property Chamber) on a point of law must seek permission to do so by making a written application to the First-tier Tribunal at the Regional Office which has been dealing with the case which application must:a. be received by the said office within 28 days after the Tribunal sends to the person making the application written reasons for the decision.b. identify the decision of the Tribunal to which it relates, state the grounds of appeal, and state the result the party making the application is seeking. If the application is not received within the 28 –day time limit, it must include a request for an extension of time and the reason for it not complying with the 28- day time limit; the Tribunal will then decide whether to extend time or not to allow the application for permission to appeal to proceed.