Rent fixed at £1,600 per month from 14 October 2026 after market rent assessment capped at landlord's proposal

PCM means per calendar month. Non-monthly rents are converted to monthly equivalents for comparison. The assessed market rent can exceed the landlord’s proposal. New Rent is the payable amount after any statutory cap. A strike-out is not a rent determination; a new rent shown for a struck-out case is the rent the parties agreed, not a figure set by the tribunal.

Landlord’s position and arguments

The landlord argued the proposed £1,600 per month was below current rental values, citing comparable lettings in the area of £1,850-£2,500 per month, and stated the roof had been replaced, the rodent issue had not been reported, and provided a maintenance report.

Tenant’s position and arguments

The tenant complained of no furniture replacement since 2020, rodent infestation, general deterioration with no ongoing maintenance, collapsed garden fencing and internal decoration damage from a previous defective roof, and argued the rent should be £1,450 per calendar month. The tenant also requested a later start on hardship grounds.

Tribunal reasoning and decision

The tribunal determined a market rent starting at £1,950 per month for the property modernised and in good condition, then deducted £200 for rodent infestation, general deterioration, collapsed garden fencing and internal decoration damage, giving an adjusted market rent of £1,750 per month. Because the application was made after the Renters' Rights Act 2025 came into effect, the determined rent was capped at the landlord's proposed £1,600 per calendar month, effective from 14 October 2026. The tribunal found insufficient evidence of undue hardship and set the new rent to start at the first rent period after the determination.

Original sources

• Read the decision on GOV.UK
• Tribunal document 1 (PDF)