I served a section 13 notice in Oct 2020 but due to the pandemic tenant has refused any discussion

Angela_D_3

My tenant pays sbout £80 a month less than market value,  but pays rvery month without question.  A bird in the hand right now is worth two in the bush.  

greatcrested

You've not answered the question about the proportion of rent the £150 pm constitutes.

Are you losing £150 from  (original) rent of £300 pm? Or £3000 pm?

All the above new carpet new bath room lino the flat painted all of which I have done, even a extra eclectic heaters for the winter months.

Can't be sure of course, but it sounds like you have chosen to spend money on improvements, rather than having to spend out on required repairs. That kind of undermines your implied claim to be financially suffering. Having said that, keeping your property looking smart is creditable, and (unless the tenants destroy everything) will help with re-letting or selling if/when this tenancy ends.

You could,of course, have deferred this expenditure till the tenancy ends.

But so far as your original gripe is concerned, I listed th options for you earlier. Either take one of those options, or accept the staus quo.