4 Bishops Avenue, London, E13 0RB
No increasePre-Act rulesDecided 22 October 2025Case LON/00BB/MNR/2025/0810
Rent before
£1,175
a month
Matched in the decision textLandlord asked for
£1,600
+36.2% on the rent before
Matched in the decision textTribunal set
£1,175
+£0 a month (0.0%)
Matched in the decision textBackdatedThe new rent took effect from 1 May 2025, before the decision was made. Backdating was allowed under the pre-Act rules.
In short
The landlord proposed a rent of £1600 a month for a two-bedroom flat in E13, up from £1175 a month. The tribunal determined a rent of £1175 a month from 1 May 2025. It valued the property in good tenantable order at £1570 a month using its own expert knowledge, then applied a 25% reduction because the property fell short of that condition at inspection, including black mould, draughts and a poor garden.
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
- The rent was reduced for the property's condition
Where the figures came from
- Rent before
- “…from 1 May 2025. ____________________________________ Full REASONS Background 1. On 26 March 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1600.00 per month in place of the existing rent of £1175.00 per month to take effect from 1 May 2025. 2. An application dated 25 April 2025 was made under Section 13(4)(a) of the Housing Act 1988, the Tenant referred the Landlord's notice…”
- Asked for
- “…ection 13 Housing Act 1988 £1175 per month from 1 May 2025. ____________________________________ Full REASONS Background 1. On 26 March 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1600.00 per month in place of the existing rent of £1175.00 per month to take effect from 1 May 2025. 2. An application dated 25 April 2025 was made under Section 13(4)(a) of the Housing Act 1988,…”
- Tribunal set
- “…Act 1988 Section 14 Address of Premises The Tribunal members were 4 Bishops Avenue, London, E13 0RB R Waterhouse FRICS C Piarroux JP Landlord Asif Yasin Address 4 Bishops Avenue, London, E13 0RB Tenant Shakil Rahman 1. The rent is: £ 1175.00 Per Calendar month (excluding water rates and council tax but including any amounts in paras 3) 2. The date the decision takes effect is: 1 May 2025 *3. The amount included for services is/is negli…”
Other decisions in E13
All of E13- Flat 3 Union House, 102 Southern Road, London, E13 9JDFull increase, 1-bed flat, 21 Sept 2026Was £1,203, asked £1,600£1,600Was £1,203, asked £1,600
- 5 Upland Road, Plaistow, London, E13 8EZ3-bed, 27 Aug 2026, pre-Act rules£2,000
- 1 George Peabody Street, London E13 9DEFull increase, 1-bed flat, 29 Jun 2026, pre-Act rulesWas £1,150, asked £1,600£1,600Was £1,150, asked £1,600
- 19 Coronation Road, Plaistow, London, E13 9QBPart of it, 2-bed house, 10 Jun 2026, pre-Act rulesWas £1,500, asked £1,750£1,600Was £1,500, asked £1,750
- 106 Stratford Road, London E13 0JWPart of it, 3-bed house, 18 May 2026, pre-Act rulesWas £1,850, asked £2,150£2,050Was £1,850, asked £2,150
- 17 Elgar Close, Plaistow, London, E13 9EWFull increase, 1-bed house, 8 May 2026, pre-Act rulesWas £1,160, asked £1,300£1,300Was £1,160, asked £1,300
- Room 5, 54 Dundee Road, Plaistow, London E13 0BQRent cut, 7-bed house, 1 Dec 2025, pre-Act rulesWas £650, asked £950£540Was £650, asked £950
- Room 1, 54 Dundee Road, Plaistow, London E13 0BQRent cut, 7-bed house, 1 Dec 2025, pre-Act rulesWas £675, asked £800£540Was £675, asked £800