1 Palmer Street, Hungate, York, YO1 7NF
Condition: The property had unresolved defects including unusable external door locks, rotting/dangerous rear balcony boarding, and slipped lead flashing, first notified in 2023 and still outstanding at the hearing.
Evidence considered
- Landlord submitted three confirmed-letting comparables: two 4-bed terraced houses on the same street let at £1,850 pcm each, and a 3-bed town house in a more central/exclusive area let at £1,800 pcm.
- The 3-bed comparable was considered most relevant and, even allowing for its superior location, comfortably supported the landlord's proposed rent.
- Tenant disputed relevance/comparability of landlord's evidence (bedroom numbers, location, lack of confirmation on terms) but submitted no comparable rental evidence of its own.
- Tribunal also relied on its own general/expert knowledge of local rental values.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal began from an open-market rent of about £1,700 pcm for the subject property if modernised and in good condition, based on its own expert knowledge and the landlord's comparable lettings. It then deducted £100 pcm to reflect unresolved defects (rotting/dangerous balcony boarding and unusable external door locks) which the landlord did not dispute and which the tribunal found reflected poor/ineffective management, arriving at a determined rent of £1,600 pcm, slightly below the landlord's proposed £1,620 pcm.
Read the original decision (PDF, GOV.UK)
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