18A Upminster Road South, Rainham, Essex, RM13 9YX
BackdatedThe new rent took effect from 1 June 2026, before the decision was made. Backdating was allowed under the pre-Act rules.
In short
The landlord proposed a rent of £1,750 a month, up from £875 a month, and the tribunal determined a rent of £1,000 a month from 1 June 2026. The tribunal valued a modernised, good-order two-bedroom flat in RM13 at £1,250 a month from its own knowledge, noting the flat sits above a commercial unit with access from a rear service area, then reduced this for the tenant's own improvements, the poor condition of the kitchen and bathroom, and the lack of central heating. The landlord did not respond, and the tribunal refused the tenant's request to postpone the start date on hardship grounds.
The panel relied mainly on its own knowledge of local rents.
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
- The tenant applied for a later start on hardship grounds
Where the figures came from
- Rent before
- “…1 June 2026 REASONS FOR THE DECISION Background 1. On 24 April 2026, the Landlord served a notice under Section 13 (2) (as amended) of the Housing Act 1988 which proposed a new rent of £1,750.00 per calendar month (pcm) in place of the existing rent of £ 875.00 pcm to take effect from 1 June 2026. 2. On 14 May 2026, under Section 14 (A3) of the Housing Act 1988, the Tenant referred the Landlord's notice proposing a new rent to the Tribu…”
- Asked for
- “…,000.00 per calendar month Date the new rent takes effect 1 June 2026 REASONS FOR THE DECISION Background 1. On 24 April 2026, the Landlord served a notice under Section 13 (2) (as amended) of the Housing Act 1988 which proposed a new rent of £1,750.00 per calendar month (pcm) in place of the existing rent of £ 875.00 pcm to take effect from 1 June 2026. 2. On 14 May 2026, under Section 14 (A3) of the Housing Act 1988, the Tenant referr…”
- Tribunal set
- “…t Ltd Date of Application 14 May 2026 Type of Application Determination of an Open-Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal Members Judge D Brandler Dr Jan Wilcox FRICS Date of Decision 29 July 2026 Rent Determined £1,000.00 per calendar month Date the new rent takes effect 1 June 2026 REASONS FOR THE DECISION Background 1. On 24 April 2026, the Landlord served a notice under Section 13 (2) (as amended) of the Housi…”
Other decisions in RM13
All of RM13- Flat 28 Valentines House, 3 Fairmont Road, Rainham, Essex, RM13 8SAStruck out, Flat, 29 Jul 2026, pre-Act rulesNo rent set
- Flat 3 Jade House, Ferro Road, Rainham, RM13 9UQ1-bed flat, 23 Sept 2024, pre-Act rules£1,200