113a Croydon Road Penge London SE20 7TT
BackdatedThe new rent took effect from 1 February 2026, before the decision was made. Backdating was allowed under the pre-Act rules.
In short
The landlord proposed a rent of £450 per week in place of the existing £253.32 per week for a three-bedroom flat in SE20. The tribunal, deciding on the papers without an inspection, determined a market rent of £415 per week from 1 February 2026. It took £475 per week as the rent for the flat fully fitted and in good order, based on the tenant's comparable and its own knowledge, then deducted £60 per week because there were no landlord's floor coverings or white goods and the kitchen and bathroom were assumed basic.
Only the tenant gave the tribunal comparable lettings.
Summary written by an AI model from the published decision and checked automatically for names and figures. How
Also in the decision
- The panel relied on its own knowledge of local rents
- A later start was granted for hardship
Where the figures came from
- Rent before
- “…CS Mr M Lynch 21 May 2026 £415 per week 1 February 2026 REASONS FOR DECISION Background 1 A landlord's notice dated 21 November 2025, was served under Section 13(2) Housing Act 1988 proposing a new rent of £450 per week in place of the passing rent of £253.32 pw to take effect from 1 February 2026. © CROWN COPYRIGHT 2013 2 On 23 January 2026 under S.13(4)(a) Housing Act 1988 the tenant referred the landlord's notice proposing a new rent…”
- Asked for
- “…Housing Act 1988 Mr N. Martindale FRICS Mr M Lynch 21 May 2026 £415 per week 1 February 2026 REASONS FOR DECISION Background 1 A landlord's notice dated 21 November 2025, was served under Section 13(2) Housing Act 1988 proposing a new rent of £450 per week in place of the passing rent of £253.32 pw to take effect from 1 February 2026. © CROWN COPYRIGHT 2013 2 On 23 January 2026 under S.13(4)(a) Housing Act 1988 the tenant referred the…”
- Tribunal set
- “…ation 17 The Tribunal finds the tenant's comparable to let around in early 2026, helpful. From these and from the Tribunal's own general knowledge of market rent levels in Bromley it determines that the subject Property would let on normal Assured Shorthold Tenancy (AST) terms, for £475 per week, fully fitted and in good order. This is the rent we would expect the Property to let for in the open market if it was in the same condition as…”
Other decisions in SE20
All of SE20- 2 Melbourne Court, Anerley Road, London SE20 8ASPart of it, 1-bed flat, 7 Jul 2026, pre-Act rulesWas £1,300, asked £1,450£1,375Was £1,300, asked £1,450
- £1,350Was £1,450, asked £1,675
- 8 Limewood Mews, Bromley London SE20 8FPPart of it, 3-bed house, 2 Sept 2025, pre-Act rulesWas £1,800, asked £2,200£2,100Was £1,800, asked £2,200
- 72 Melbourne Court Anerley Road, London SE20 8AT1-bed flat, 31 Jan 2025, pre-Act rules£1,280