9 Harrier Close, Maghull, L31 1FS: MAN/00BY/MNR/2026/0240 MAN/00BY/MNR/2026/0240
REASONS
[1]On 9 April 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,175.00 per calendar month(pcm) in place of the existing rent of £1,075.00 pcm to take effect from 15 June 2026.[2]On 28 April 2026, under Section 13(4)(a) of the Housing Act 1988, the Tenant referred the Landlord’s notice proposing a new rent to the Tribunal for determination of a market rent.[3]The assured shorthold tenancy commenced on 15 January 2024 for a term of 12 months. The rental period is monthly. Allocation of Repairs between Landlord and Tenant.[4]As per tenancy agreement and section 11 of the Landlord and Tenant Act 1985. Services Charges or furniture provided by Landlord (other than carpets and curtain and white goods specified below) and the costs relating to the same.[5]The Tenant does not pay any service charges. The Property is let unfurnished. Liability for Council Tax[6]The Tenant is responsible for the payment of Council Tax in respect of the Property. The rent determined is exclusive of Council Tax. Any other terms of the tenancy taken into consideration in determining the rent.[7]N/A. Inspection/Hearing[8]Neither party requested an oral hearing. The Tribunal has considered this case on the basis of the papers provided by the parties and its own knowledge and specialist expertise. The Property[9]The Property is a modern semi-detached house providing the following accommodation: Ground Floor: kitchen, living room, w/c First Floor: 2 bedrooms, bathroom Outside: front and rear gardens, driveway The Property is situated in the Eastbrook Village Development in Maghull, close to amenities. Liverpool City Centre is approximately nine miles to the south. Evidence[10]Both the Tenant and the Landlord returned the Tribunal’s Reply forms. The Tenant[11]The Tenant provided a screenshot showing another property in Eastbrook Village with an asking rent of £1,150 pcm and proposed a monthly rental between £1,075 and £1,125. The Landlord[12]The Landlord provided details of a comparable property in Eastbrook Village that had recently let at £1,195 pcm. Determination and Valuation[13]The Tribunal noted that the valuation difference between parties was relatively small. The Tribunal attached greater weight to the Landlord’s comparable on the basis it is an achieved rent rather than an asking rent.[14]Relying on its own expert, general knowledge of rental values in the area and the comparables provided by the parties, the Tribunal considers that the market rental of the subject Property in good order would be in the order of £1,175.00 pcm. This is the rent we would expect the property to let for in the open market if it was in the same general condition as comparable properties.[15]The Tribunal considers the property to be in overall good condition. As such, no adjustments are warranted and the market rent is determined as below. Market rent £1,175.00 pcm Decision[16]Therefore, the Tribunal determines the market rent at £1,175.00 per calendar month with effect from 15 June 2026, being the date specified in the Landlord’s Notice of Increase. APPEAL PROVISIONS 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 statement of reasons (regulation 52 (2) of The Tribunal Procedure (First-tier Tribunal) (Property Chamber) Rules 2013) stating the grounds upon which it is intended to rely in the appeal.