11 Tudor Close, Reddish, Stockport, SK5 7AJ
Condition: Property had ceiling staining from historic water ingress, damaged laminate flooring, aged carpets, and garden/decking areas in poor condition.
Evidence considered
- Tenant provided six local comparables (2-3 bed properties in Reddish/Brinnington/SK5) ranging £950-£1,150 pcm, arguing for £900-£1,000 pcm
- Landlord provided a Rightmove 'best price guide' with wider-area comparables ranging £1,100-£1,600 pcm, including a neighbouring 3-bed property on the same close at £1,300 pcm (with a conservatory)
- Tribunal gave greatest weight to the landlord's directly comparable neighbouring property, adjusted for its conservatory
- Tribunal also relied on its own expert knowledge of local rental values
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal set a starting market rent of £1,200 pcm based on its own expertise and the comparable evidence, giving greatest weight to a neighbouring property on the same close (adjusted for it having a conservatory) over the tenant's wider set of comparables. It then deducted £30 each for ceiling staining and garden/decking issues, arriving at £1,140 pcm. The tribunal rejected the tenant's claim of undue hardship due to lack of supporting evidence, so the new rent took effect from the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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