In making a determination of rent1, there must be disregarded:
(1) any effect on the rent attributable to the granting of a tenancy2 to a sitting tenant3;
(2) any increase in the value of the dwelling house4 attributable to a relevant improvement5 carried out by a person who at the time it was carried out was the tenant6, if the improvement was carried out:
(a) otherwise than in pursuance of an obligation7 to his immediate landlord8; or
(b) pursuant to an obligation to his immediate landlord being an obligation which did not relate to the specific improvement concerned but
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