20 Hawthorne Avenue, Bedford, Bedfordshire, MK40 4HJ
CAM/00KB/MNR/2026/0016 · Bedford · decided 13 May 2026
old rules| Rent before the notice | £1,300 |
|---|---|
| Rent the landlord proposed | £1,400 |
| Rent the tribunal decided | £1,350 +3.8% on the rent before |
| New rent takes effect | 11 May 2026 |
| Date of the landlord's notice | 8 Dec 2025 |
| Rules | Old rules (notice dated before 1 May 2026): the tribunal could also set a rent higher than the landlord's figure. |
| Property | house, 3 bedrooms |
Rents per calendar month as the tribunal recorded them (weekly rents × 52 ÷ 12). Read from the PDF automatically.
From the tribunal's valuation
The Tribunal is not bound by the LHA rate in determining the market rent of the subject Property and relies upon its own expertise and general knowledge of rental values in the area. The Tribunal considers that the market rental of the subject Property modernised and in good order would be in the order of £1,450. This is the rent we would expect the property to let for in the open market, and if it had white goods and curtains provided by the Landlord. … There was no inventory included in the bundle of evidence, which was referred to in the tenancy agreement but not provided. The Tenants state that the Property was unfurnished. Neither party clarifies whether the Property was supplied with white goods and curtains. … The Landlord cannot rely upon clause 29 in the tenancy agreement to increase rent by £100pcm because the tenancy became a monthly statutory periodic tenancy at the end of the assured shorthold tenancy. The provision to increase the rent under the contractual term is no longer in effect during a statutory periodic tenancy. … From a market rent of £1,450pcm, the Tribunal has made adjustments in relation to a general lack of repair and condition by the Landlord. … The full valuation is shown below: Starting Rent £1,450 pcm Less general lack of repair and condition (£100pcm) Market rent £1,350 pcm
An extract. To keep people's names out, any sentence that might contain one is left out (marked …). The full reasons are in the original decision.
The original
Past decisions are not a prediction. Each tribunal decides on the evidence in front of it.