105 Wolsey Road, Moor Park, Northwood, Middlesex, HA6 2ER
Condition: No specific maintenance issues were substantiated by the tenant; the tribunal made no adjustment for condition.
Evidence considered
- Tenant comparables: four to six bedroom detached houses marketed at £3,950-£5,000 pcm, some considered not on private estate or too far away so given less weight
- Landlord comparables: four to five bedroom detached houses marketed at £5,400-£7,200 pcm, considered superior and indicative of a higher achievable rent
- Landlord's own property currently marketed at £4,950 pcm with strong interest, used as a key benchmark
- Tribunal's own knowledge and expertise of local rental values in the Moor Park/Northwood area
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the landlord's section 13 notice valid and determined the market rent without an oral hearing, relying on papers and its own expertise. It considered the landlord's current asking price and comparables as more representative of the detached house's value, finding the tenant's comparables included properties off the private gated estate or over a mile away, which were less relevant or likely to achieve higher rents. Balancing both sets of comparables and its own knowledge, the tribunal fixed the rent slightly below the landlord's current marketing price, making no further adjustment for condition as no evidence of disrepair was substantiated.
Read the original decision (PDF, GOV.UK)
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