Old Keepers Cottage, Collins End, Reading Berkshire RG8 7RN
Evidence considered
- Detailed representations from both parties on comparable properties in the locality and their rental values were submitted but not considered by the tribunal, as the application failed on jurisdictional grounds before reaching valuation.
- Correspondence and Form 4 notices from 2024 and 2025 were examined to determine the correct passing rent, revealing inconsistencies between the landlord's stated figures of £2,000 pcm and £2,250 pcm.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found it lacked jurisdiction to determine a new rent because the landlord's September 2025 Notice of Rent Increase was invalid. A prior Form 4 served in November 2024 had taken effect from 1 January 2025 raising rent to £2,250 pcm, and there was no clear, unequivocal withdrawal of that notice by the landlord despite confused correspondence. The September 2025 notice wrongly stated the passing rent as £2,000 pcm (it was actually £2,250 pcm) and was served prematurely, less than 52 weeks after the prior increase took effect, breaching the statutory minimum period under s.13 Housing Act 1988. As no valid notice existed, the tribunal could not proceed to a market rent determination under s.14, and the rent remained at £2,250 pcm, with detailed comparable evidence on rental value left unconsidered.
Read the original decision (PDF, GOV.UK)
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