32Determination of open market rent
(1)Where an order maker is to determine the rent under section 25(1) or (as the case may be) 29(1), the determination is to be made on the basis that the property in question would be let by a willing landlord to a hypothetical willing tenant under a new tenancy which would––
(a)be a private residential tenancy,
(b)begin on the date on which the rent would have been increased in accordance with section 22(4) had a referral to a rent officer not been made,
(c)have the same terms as the tenancy to which the referral or (as the case may be) appeal relates.
(2)In determining the open market rent of the property under subsection (1), the order maker is to disregard—
(a)any positive effect on the rental value of the property that is attributable to work paid for or carried out by the tenant or a previous tenant under the same tenancy, unless the work was paid for or carried out pursuant to a requirement under the terms of the tenancy,
(b)any negative effect on the rental value that is attributable to a failure by the tenant or a previous tenant under the same tenancy to comply with the terms of the tenancy.
(3)In a case where two or more persons jointly are the tenant under a tenancy, a reference to the tenant in subsection (2) includes any one of them.