The property was an inner-terraced house in Slough, Berkshire, about two miles from the town centre. It has three bedrooms, a conservatory, front and rear gardens and on-street parking. The existing rent was £1,400 per month. In January 2026 the landlord's agent served a notice proposing £1,900 per month from 7 January 2026. The tenant referred the notice to the tribunal in February 2026 and asked for an inspection and a hearing.
The tribunal inspected the house and held an online hearing on 11 May 2026. It found the property in rather poor condition. It assessed the open market rent for a house in usual condition at £1,800 per month, then deducted £540 per month for the defects it found. It determined a rent of £1,385 per month from 7 January 2026, which is £15 below the existing rent of £1,400.
The landlord relied on advertised lettings at £1,950 to £2,100 per month. The tribunal started from a lower figure of £1,800 and then deducted for condition. It accepted that the landlord was unaware of the state of the property, and it could not see that any of the estimated £1,180 of repairs had been done. A landlord planning a rent review may wish to check the condition of the property and complete repairs before proposing a rise.
What the tribunal relied on
- The tribunal found the property in rather poor condition, including cracked ceilings, damp, broken fittings and poor decoration.
- It set an open market rent of £1,800 per month for the house in usual condition before adjusting for its actual state.
- It deducted £540 per month in total, including £150 for the kitchen, £100 for flooring and £150 for decoration and general wants of repair.
- The landlord's repair estimate of £1,180 was submitted, but the tribunal could not see that any of the works had been completed.