19 Merton Avenue, Northolt, London UB5 4QF
Part of itPre-Act rulesDecided 9 January 2026Case LON/00AJ/MNR/2026/0061
Rent before
£1,450
a month
Matched in the decision textLandlord asked for
£1,800
+24.1% on the rent before
Matched in the decision textTribunal set
£1,550
+£100 a month (+6.9%)
Matched in the decision textThe new rent takes effect from 9 January 2026.
In short
The landlord proposed a rent of £1,800 a month for a two-bedroom house in UB5, up from £1,450 a month. The tribunal determined a market rent of £1,550 a month, effective 9 January 2026. It reduced its starting figure of £1,800 a month by £200 for the property's condition as at January 2026 and by £50 for bathroom fittings needing modernisation, and gave little weight to the landlord's comparables because they were asking rents rather than achieved rents.
What decided it:Property conditionComparables rejected
Only the landlord 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
- The rent was reduced for the property's condition
Where the figures came from
- Rent before
- “…effect 9th January 2026 REASONS FOR THE DECISION Background 1. On 8th November 2025, the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,800 per calendar month (pcm) in place of the existing rent of £1,450 pcm to take effect from 9th January 2026. 2. On 23rd December 2025, under Section 13(4)(a) of the Housing Act 1988, the Tenants referred the Landlord's notice proposing a new rent…”
- Asked for
- “…2026 Rent Determined £1,550 pcm Date the new rent takes effect 9th January 2026 REASONS FOR THE DECISION Background 1. On 8th November 2025, the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,800 per calendar month (pcm) in place of the existing rent of £1,450 pcm to take effect from 9th January 2026. 2. On 23rd December 2025, under Section 13(4)(a) of the Housing Act 1988, the Tenan…”
- Tribunal set
- “…x HA2 9EF Date of Application 23rd December 2025 Type of Application Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal Members Judge Nicol Ms C Barton MRICS Date of Decision 17th July 2026 Rent Determined £1,550 pcm Date the new rent takes effect 9th January 2026 REASONS FOR THE DECISION Background 1. On 8th November 2025, the Landlord served a notice under Section 13(2) of the Housing Act 1988 which propo…”
Other decisions in UB5
All of UB5- 29 Gonville Cresent, Northolt, Middlesex, UB5 4SHFull increase, 3-bed house, 23 Dec 2025, pre-Act rulesWas £1,500, asked £2,200£2,200Was £1,500, asked £2,200
- 16 Eskdale Avenue, Northolt, Middlesex, UB5 5DJPart of it, 3-bed house, 22 Jul 2025, pre-Act rulesWas £1,750, asked £2,250£1,950Was £1,750, asked £2,250
- £1,300Was £1,150