Swindon renter wins dispute with landlord under new rules

The First-Tier Tribunal Property Chamber determined the new market rent for 11 Bradley Road in Swindon at £1,160 per calendar month, effective from January 1, 2026.

This followed a referral under sections 13 and 14 of the Housing Act 1988, after the landlord issued a notice proposing an increase from £1,010 to £1,200 per month.

The tenant, Mrs B Hope, applied to the tribunal in March 2026, questioning the proposed rise.

The property, a detached house believed to have been built between 1918 and 1940, includes a hall, living room, kitchen, bathroom, two double bedrooms, a single bedroom, and a boxroom.

It also has a carport, rear garage, and gardens.

The tribunal inspected the property and later held a hearing on Friday, August 14, 2026.

During the inspection, they noted issues including mould stains, some dampness at both levels within the front bay, defective rendering to the garage and garage window, and a small wall collapsing.

The tenant argued in submissions to the tribunal that she had refurbished the house herself after moving in in December 1995, including fitting out the kitchen and bathroom, laying flooring, and decorating throughout.

This was evidenced to the tribunal by photographs taken at the time, and the tenant said the property was in "very poor condition" when she moved in.

She also stated that her ‘quiet enjoyment’ of the property has been lost as "the community space at the rear is used for football and [the] LED lights erected at the clubhouse impact her and any visitors."

She was represented at the tribunal hearing by her daughter, Ms Alex Hope, who emphasised her mother’s ill health and vulnerability during the hearing.

Mrs B Hope is currently seriously ill in hospital, according to the statement she provided to the tribunal. She was able to observe the hearing, though her internet connection was not very good.

The landlord, Residential Trust Ltd and Farnpoint Ltd, represented by Mr C Eccles at the hearing, claimed in submissions the tenant had not consistently allowed access for works, apart from a recent gas safety check.

In the hearing, Mr Eccles referred to a 2025 email in which the tenant stated she could not be at the property seven days of the week to facilitate repair work and she would have to employ a house sitter, at the Landlord’s expense, and would "seek recompense from the Landlord for any facilities used or out-of-pocket expenses."

In their submission, the landlord also referred to a previous Tribunal decision where a deduction of 25 per cent was made from the full open market rent to allow for tenant’s improvements.

They said they have put the Tenant on notice that the Landlord will be unable to carry out repairs until she allows them to.

🚨FLASH SALE🚨 From breaking news and court cases to in-depth reporting Full digital access for £4 for 4 months or save over 40% off an annual subscription ✅Puzzles ✅Swindon Advertiser app ✅Rewards and competitions Subscribe now👉https://t.co/tm7vcZWnx3 https://t.co/qygqJGeUc5

— Swindon Advertiser (@swindonadver) October 28, 2026

The tribunal concluded that while the tenant had carried out significant improvements, she had not fully cooperated to enable repairs.

It estimated the open market rent for the property in good condition to be £1,600 per month.

Adjustments were made to account for the tenant’s improvements, provision of "white goods", and the dated condition of the property.

Deductions totalled £440 per month, resulting in the final figure of £1,160.

The tribunal noted that the tenant made no claim that the increase would cause undue hardship.

It confirmed that the new rent would take effect from the date specified in the landlord’s notice - January 1, 2026.

Either party now has the right to appeal the decision to the Upper Tribunal (Lands Chamber), provided they apply within 28 days of receiving the tribunal’s written reasons.