1 parton wood, Halfway House, Shrewsbury, SY5 9DQ
Condition: Rural semi-detached property, generally in good condition with tenant improvements but no damp apparent on inspection despite photographic evidence submitted.
Evidence considered
- Landlord provided 11 comparables of 3-bedroom semi-detached houses in the wider area, most marketed at £1,100-£1,500 pcm
- Tribunal found most comparables not relevant as they showed asking rents rather than achieved rents and were in non-rural, more accessible locations
- Four comparables (lower rents of £824-£1,500 pcm, closer to rural/semi-rural locations) were given some weight
- Tribunal relied substantially on its own expert knowledge of local rental values
- Deduction of £40 pcm applied for tenant-funded improvements, net of landlord's agreed contribution of materials
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found most of the landlord's comparables unreliable as they reflected asking rents rather than achieved rents and were mostly in more accessible, non-rural locations than the subject property. Relying on its own expertise and the few more relevant comparables, the tribunal assessed a starting market rent of £800 pcm for the property in the same condition as the comparables. It then deducted £40 pcm to reflect tenant-funded improvements (net of the landlord's agreed contribution), arriving at a determined rent of £760 pcm.
Read the original decision (PDF, GOV.UK)
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