107 Cowslip Drive, Redcar TS10 5BF
Condition: Modern new-build property in good condition, though tenant raised minor issues with bathroom flooring and garden/paving.
Evidence considered
- Landlord submitted a Rightmove Best Price Guide, given limited weight as it only showed the landlord's own marketed properties.
- Landlord submitted a schedule of passing rents (£875-£970) for its own 2-bedroom portfolio on the same estate, given limited weight due to lack of tenancy commencement dates, no distinction between open-market lettings and agreed increases with sitting tenants, and apparent omission of properties where the Tribunal had determined rents.
- Tenant cited comparable rents from neighbours/other tenants on the same street and similarly sized council-owned houses nearby, said to be lower than the proposed rent, though no documentary evidence was detailed.
- Tribunal relied on its own expert knowledge of rental values in the Redcar area in reaching its determination.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the landlord's Rightmove guide and internal rent schedule of limited value because they lacked tenancy start dates, did not distinguish open-market lets from sitting-tenant increases, and appeared to omit properties where rents had been reduced by the Tribunal. Applying its own expert knowledge of the Redcar rental market, the tribunal determined that a modern property in good condition, requiring no adjustments, commanded a market rent of £800 pcm, which was lower than the landlord's proposed £875 pcm.
Read the original decision (PDF, GOV.UK)
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