29 Gould Close, Newbury, West Berkshire, RG14 5QN
Pre-Act rulesDecided 16 February 2026Case CAM/00MB/MNR/2025/0821
Rent before
£996
a month
Matched in the decision textLandlord asked for
£1,200
+20.5% on the rent before
Matched in the decision textTribunal set
—
Withheld: our two readings disagreed
BackdatedThe new rent took effect from 27 July 2018, before the decision was made. Backdating was allowed under the pre-Act rules.
In short
The landlord proposed raising the rent on a two-bedroom flat in RG14 from £996 a month to £1,200 a month. The tribunal, deciding on the papers without an inspection, set the open-market rent at £1,200 a month using its own knowledge of local rents. It then deducted £150 a month because the flat has only electric storage heating and worn carpets and white goods, giving a new rent of £1,050 a month.
What decided it:Property condition
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
- “…5. This rent does not include other services. 3 The tenancy is an assured periodic calendar monthly tenancy succeeding an earlier fixed term lease, with effect from and including 27 July 2018. A copy was provided. 4 The rent payable from up to and including 30 September 2025 was said to be £996 per calendar month. Directions 5 Directions, dated 16 December 2025 for the progression of the case, were issued by Legal Officer Laura Lawless.…”
- Asked for
- “…fective 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). 2 2 The notice, dated 5 November 2025, proposed a new rent of £1,200 per calendar month from and including 27 December 2025. This rent does not include other services. 3 The tenancy is an assured periodic calendar monthly tenancy succeeding an earlier fixed t…”
- Tribunal set
- “…at the Property to be in a reasonable internal decorative condition. Decision 13 From the Tribunal's own general knowledge of market rent levels sought and obtained in and around Newbury, it determines that the Property would let on normal Assured Shorthold Tenancy (AST) terms, for £1,200 per calendar month including any fixed service charge fully fitted and in good order. 14 From the representations it found that the Property had suffe…”
Other decisions in RG14
All of RG14- 28 Gould Close, Newbury, West Berkshire, RG14 5QN2-bed flat, 27 Jul 2026, pre-Act rulesWas £996, asked £1,200—Was £996, asked £1,200
- 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
- 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