28 Gould Close, Newbury, West Berkshire, RG14 5QN
BackdatedThe new rent took effect from 3 September 2018, before the decision was made. Backdating was allowed under the pre-Act rules.
In short
The landlord's notice proposed a new rent of £1,200 per calendar month for a two-bedroom flat in RG14, up from £996 per calendar month. After an online video hearing, without an inspection, the tribunal valued the flat at £1,200 per calendar month in good order. It then deducted £150 per calendar month for current deficiencies (no balcony, electric-only heating, worn carpets and white goods, and a kitchen and bathrooms needing refreshing), and determined a rent of £1,050 per calendar month.
Both sides 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
Where the figures came from
- Rent before
- “…de other services. © CROWN COPYRIGHT 2013 3 4 The tenancy is an assured periodic calendar monthly tenancy succeeding an earlier fixed term lease, with effect from and including 3 September 2018. A copy was provided. The rent payable from up to and including 2 January 2026 was said to be £996 per calendar month. Directions 5 Directions for the progression of the case, were issued by Legal Officer Laura Lawless. A hearing was requested. I…”
- Asked for
- “…e effective start date of the new rent sought, from tenant of the Property, regarding a notice of increase of rent served by the landlord, under S.13 of the Housing Act 1988 (the Act). The notice, dated 5 November 2025, proposed a new rent of £1,200 per calendar month from and including 3 January 2026. This rent does not include other services. © CROWN COPYRIGHT 2013 3 4 The tenancy is an assured periodic calendar monthly tenancy succee…”
- Tribunal set
- “…in a reasonable internal decorative condition. Decision 15 16 17 From the Tribunal's own general knowledge of market rent levels sought and obtained in and around Newbury, it determines that the Property on this estate would let on normal Assured Periodic Tenancy (APT) terms, for £1,200 per calendar month including any fixed service charge fully fitted and in good order. From the representations it found that the Property had suffered…”
Other decisions in RG14
All of RG14- 26 Harbury Court, Newbury, Berkshire, RG14 7NQAbove the ask, 2-bed flat, 19 May 2026, pre-Act rulesWas £875, asked £950£1,100Was £875, asked £950
- 32 Gould Close, Newbury, West Berkshire, RG14 5QN2-bed flat, 16 Feb 2026, pre-Act rulesWas £996, asked £1,200—Was £996, asked £1,200
- 29 Gould Close, Newbury, West Berkshire, RG14 5QN2-bed flat, 16 Feb 2026, pre-Act rulesWas £996, asked £1,200—Was £996, asked £1,200
- Flat 5 Highclere House, 40 Northbrook Street, Newbury, RG14 1DTFull increase, 2-bed flat, 26 Jan 2026, pre-Act rulesWas £825, asked £1,150£1,150Was £825, asked £1,150
- Flat 7 Highclere 40 Northbrook Street Newbury RG14 1DTPart of it, Flat, 30 Sept 2025, pre-Act rulesWas £800, asked £950£825Was £800, asked £950
- 42 Gould Close, Newbury, West Berkshire, RG14 5QNFull increase, 2-bed flat, 4 Jun 2025, pre-Act rulesWas £960, asked £1,200£1,200Was £960, asked £1,200