41 Battison Street,Bedford MK40 1QU
Pre-Act rulesDecided 9 December 2024Case CAM/00KB/MNR/2024/0606
Rent before
£975
a month
Matched in the decision textLandlord asked for
£1,125
+15.4% on the rent before
Matched in the decision textTribunal set
—
Withheld: our two readings disagreed
The new rent takes effect from 9 December 2024.
In short
The landlord proposed a rent of £1,125 per calendar month for a two-bedroom detached house in MK40, up from £975 per calendar month. The tribunal valued the house at £1,200 per calendar month in good order using its own knowledge of Bedford rents, then deducted £150 per calendar month for its tired condition and longstanding minor repair problems, giving £1,050 per calendar month. Because the tenant raised hardship, it made the new rent start on 9 December 2024 instead of 21 October 2024.
What decided it:Property conditionComparables rejectedHardship
The panel relied mainly on its own knowledge of local rents.
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 tenant applied for a later start on hardship grounds
Where the figures came from
- Rent before
- “…nclude other services. 3 The tenancy is an assured periodic calendar monthly tenancy with effect from and including 21 October 2024, originally on a fixed term from 21 April 2020, now expired. A copy was provided. 4 The rent payable from up to and including 20 October 2024 was £975 per calendar month. No furniture or services were included. The landlord provided all white goods except a washing machine, carpets, but not all curtains. Di…”
- Asked for
- “…ived an application dated 16 October 2024 from tenants 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 The notice, dated 17 September 2024, proposed a new rent of £1,125 per calendar month exclusive, with effect from and including 21 October 2024. This rent does not include other services. 3 The tenancy is an assured periodic calendar monthly tenancy with ef…”
- Tribunal set
- “…stands; but assuming that the Property to be in a reasonable internal decorative condition. Decision 19 From the Tribunal's own general knowledge of market rent levels in Bedford it determines that the subject property would let on normal Assured Shorthold Tenancy (AST) terms, for £1,200 per calendar month, fully fitted and in good order. 20 From the representations; it found however that the Property lacked a modern bathroom and moder…”
Other decisions in MK40
All of MK40- Flat 6, 25 Rothsay Road, Bedford, Bedfordshire MK40 3PTNo increase, 1-bed flat, 9 Sept 2026, new rulesWas £875, asked £975£875Was £875, asked £975
- 130 Dudley Street, Bedford MK40 3SXPart of it, 3-bed house, 9 Jun 2026, pre-Act rulesWas £1,400, asked £1,600£1,550Was £1,400, asked £1,600
- 13G Rothsay Road, Bedford, MK40 3PPPart of it, 1-bed flat, 25 May 2026, pre-Act rulesWas £625, asked £725£675Was £625, asked £725
- 20 Hawthorne Avenue, Bedford, Bedfordshire, MK40 4HJPart of it, 3-bed house, 13 May 2026, pre-Act rulesWas £1,300, asked £1,400£1,350Was £1,300, asked £1,400