29 Ash Road, Shirley, Croydon, Surrey, CR08HW
Part of itPre-Act rulesDecided 1 September 2026Case LON/00AH/MNR/2026/0392
Rent before
£1,325
a month
Matched in the decision textLandlord asked for
£2,200
+66.0% on the rent before
Matched in the decision textTribunal set
£1,760
+£435 a month (+32.8%)
Matched in the decision textBackdatedThe new rent took effect from 26 May 2026, before the decision was made. Backdating was allowed under the pre-Act rules.
In short
The landlord proposed £2,200 a month, up from £1,325 a month, for a three-bedroom house in CR0. The tribunal determined a rent of £1,760 a month, effective from 26 May 2026, reducing a £2,200 a month starting figure for the condition of the bathroom, kitchen and property overall. Both parties' comparables carried limited weight because they were distant and based on asking rather than achieved rents, and the tenant's hardship request for a later start was refused.
What decided it:Property conditionComparables rejectedHardship
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
- The rent was reduced for the property's condition
- The tenant applied for a later start on hardship grounds
Where the figures came from
- Rent before
- “…26th May 2026 REASONS FOR THE DECISION Background 1. On 11th April 2026 the Landlord served a notice under Section 13 (2) (as amended) of the Housing Act 1988 which proposed a new rent of £2200 per calendar month (pcm) in place of the existing rent of £ 1325 pcm, to take effect from 26th May 2026. 2. On 25th May 2026, under Section 14 (A3) of the Housing Act 1988, the Tenant referred the Landlord's notice proposing a new rent to the Tr…”
- Asked for
- “…tion 1st September 2026 Date the new rent takes effect 26th May 2026 REASONS FOR THE DECISION Background 1. On 11th April 2026 the Landlord served a notice under Section 13 (2) (as amended) of the Housing Act 1988 which proposed a new rent of £2200 per calendar month (pcm) in place of the existing rent of £ 1325 pcm, to take effect from 26th May 2026. 2. On 25th May 2026, under Section 14 (A3) of the Housing Act 1988, the Tenant referre…”
- Tribunal set
- “…n/a Date of Application 25th May 2026 Type of Application Determination of an Open-Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal Members J. Oxlade Dr. J. Wilcox, FRICS Date of Decision 1st September 2026 Rent Determined £1760 per calendar month Date of Valuation 1st September 2026 Date the new rent takes effect 26th May 2026 REASONS FOR THE DECISION Background 1. On 11th April 2026 the Landlord served a notice under Sect…”
Other decisions in CR0
All of CR0- 32 Bishops Court, Radcliffe Road, Croydon , Surrey, CR0 5QHPart of it, 3-bed flat, 8 Sept 2026, pre-Act rulesWas £1,452, asked £2,250£1,650Was £1,452, asked £2,250
- Flat 9, Jessop Lodge, 100 Tamworth Road, Croydon,CR0 1XXFull increase, 1-bed flat, 4 Sept 2026, new rulesWas £1,400, asked £1,450£1,450Was £1,400, asked £1,450
- 51 Nova Road, Croydon, Surrey, CR0 2TNPart of it, House, 24 Aug 2026, pre-Act rulesWas £466, asked £875£600Was £466, asked £875
- 8 Milne Park East, New Addington, Croydon, Surrey CR0 0BAStruck out, 24 Aug 2026, pre-Act rulesNo rent set
- 41 Bishops Court, Radcliffe Road, London, CR0 5QHPart of it, 2-bed flat, 12 Aug 2026, pre-Act rulesWas £1,550, asked £1,950£1,700Was £1,550, asked £1,950
- 1 Bishops Court, Radcliffe Road, Croydon, CR0 5QHPart of it, 2-bed flat, 12 Aug 2026, pre-Act rulesWas £1,525, asked £1,950£1,600Was £1,525, asked £1,950
- 82 Edridge Road, Croydon, London, CR0 1EFFull increase, 5-bed, 11 Aug 2026, new rulesWas £700, asked £750£750Was £700, asked £750
- 20 Hallowell Avenue, Croydon, CR0 4STFull increase, 2-bed bungalow, 11 Aug 2026, new rulesWas £1,690, asked £1,725£1,725Was £1,690, asked £1,725