Add the water, cinnamon, cardamom, cloves, ginger and peppercorns to a small saucepan.
Bring to a boil over medium-high heat.
Reduce the heat and simmer for 5 minutes.
Steep and Finish
Remove the pan from the heat and add the tea bags.
Steep for 4 minutes, no longer.
Return to low heat, remove the tea bags and stir in the milk and brown sugar.
Heat for 2 minutes until steaming, without boiling.
Strain into two mugs and serve hot.
Notes
Steep the tea no more than 4 minutes. Use whole spices, not ground. For iced chai, make concentrate with 1 cup water, chill, and mix 1/2 cup with cold milk over ice. Concentrate keeps 5 days.