12 Stokers Drive, Horwich, Bolton BL6 5XB
Condition: The property is a modern two-storey house on a new estate, well maintained by the tenant and in reasonable order.
Evidence considered
- Landlord submitted a Rightmove 'best price guide' listing ~21 properties within 3 miles, marketed rents £1,350-£1,650pcm, but no evidence of actual agreed/confirmed lettings
- Tenant cited two specific comparable 3-bedroom houses within 3 miles advertised below the proposed rent (£1,200pcm and £1,250pcm)
- Tribunal also applied its own knowledge and experience of local market rent levels
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal relied on its own knowledge of local market rents, weighing the landlord's Rightmove listings (asking rents, not confirmed lettings) against the tenant's comparables of similar 3-bedroom houses advertised below the proposed rent. It found the property well maintained and no adjustments were needed for improvements or disrepair. The tenant's claim of financial hardship was not accepted as justifying a reduced rent under s.14(7).
Read the original decision (PDF, GOV.UK)
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