12 Backstone Road, Bridgehill, Consett, DH8 8QW
Condition: Ex-local authority house, subject to external recladding, with the tenant responsible for undertaking minor repairs, decorating and floor coverings on taking occupation.
Evidence considered
- Tenant referenced private sector asking rents of £600-£700 pcm for similar properties, arguing for an 'affordable rent' of 80% of market level.
- Landlord provided no market evidence, relying instead on its original Affordable Rent Valuation (80% of market rent at commencement) with annual increases applied per government guidance.
- Tribunal relied on its own knowledge and experience of local market rents rather than specific comparable evidence submitted by either party.
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal assessed the open-market rent for the property in reasonable order at £220pw, then deducted £20pw to reflect tenant-funded improvements (minor repairs, decorating, floor coverings) undertaken on taking occupation, giving £200pw. As the landlord is a social housing provider operating an 80% affordable rent policy, this was reduced to £160pw plus water rates of £11.64pw (total £171.64pw). The tribunal also found undue hardship under s.14(7) given the tenant's self-employment and limited income, and deferred the increase to take effect from 8 June 2026 rather than the landlord's proposed date. Figures were converted from weekly to monthly (x52/12) for comparability; water charges were excluded from the pcm rent figures.
Read the original decision (PDF, GOV.UK)
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