118 Kells Lane, Low Fell, Gateshead NE9 5HY
Condition: Well-modernised ground floor flat with modern kitchen and bathroom, central heating and double glazing, though the tenant had to replace a broken washing machine at her own cost.
Evidence considered
- Tenant submitted a list of properties in Gateshead (some outside the local area) with asking rents mostly £575-£695 pcm, suggesting a range of £570-£620 pcm for the subject flat
- Landlord submitted around 16 internet asking rents, only four of which were one-bedroom, varying significantly (£475-£875 pcm), suggesting a range of £775-£995 pcm
- Tribunal gave some weight to both parties' evidence but noted none was directly comparable and that internet asking rents are not always reliable evidence of actual rents
- Tribunal relied on its own knowledge and experience of market rent levels in the Low Fell area
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used its own knowledge and experience of local market rents, finding both parties' comparable evidence of limited value as no properties were directly similar. It assessed a market rent of £660 pcm for the flat in reasonable order, then applied a downward adjustment to £640 pcm to reflect that the tenant had paid for a replacement washing machine the landlord failed to replace.
Read the original decision (PDF, GOV.UK)
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