70Determination of fair rent
(1)In determining, for the purposes of this Part of this Act, what rent is or would be a fair rent under a regulated tenancy of a dwelling-house, regard shall be had to all the circumstances (other than personal circumstances) and in particular to—
(a)the age, character, locality and state of repair of the dwelling-house, and
(b)if any furniture is provided for use under the tenancy, the quantity, quality and condition of the furniture.
(2)For the purposes of the determination it shall be assumed that the number of persons seeking to become tenants of similar dwelling-houses in the locality on the terms (other than those relating to rent) of the regulated tenancy is not substantially greater than the number of such dwelling-houses in the locality which are available for letting on such terms.
(3)There shall be disregarded—
(a)any disrepair or other defect attributable to a failure by the tenant under the regulated tenancy or any predecessor in title of his to comply with any terms thereof;
(b)any improvement carried out, otherwise than in pursuance of the terms of the tenancy, by the tenant under the regulated tenancy or any predecessor in title of his;
(c)the provision in the locality after the material date of any new amenity or the improvement after that date of any amenity already existing in the locality, where the amenity is provided or improved—
(i)at the cost of a person other than the landlord or a superior landlord or a predecessor in title of the landlord or a superior landlord, or
(ii)by a body of a public nature which is a superior landlord, in the exercise of functions of a public nature;
(d)any deterioration after the material date in the amenities of the locality (including the disappearance of any of them) other than a deterioration attributable to any act or omission of the landlord or a superior landlord or a predecessor in title of the landlord or a superior landlord; and
(e)if any furniture is provided for use under the regulated tenancy, any improvement to the furniture by the tenant under the regulated tenancy or any predecessor in title of his or, as the case may be, any deterioration in the condition of the furniture due to any ill-treatment by the tenant, any person residing or lodging with him, or any sub-tenant of his.
(4)In this section "improvement" includes the replacement of any fixture or fitting.
(5)In subsection (3)(c) and (d) above " the material date " means—
(a)where a rent is registered under this Part of this Act, the relevant date, as defined in section 67(5) of this Act, and
(b)where no rent is registered under this Part, 8th March 1971.