125 Acacia Crescent, Beech Hill, Wigan, WN6 8NU
Condition: Property was generally dated with poor windows and kitchen worktop damage, though landlord had installed a new bathroom and heating system.
Evidence considered
- Tenant provided an online 'rent checker' (onthemarket.com) estimating £576 pcm, but no actual comparables
- Landlord provided a link to a Rightmove search without citing specific comparables
- Tribunal relied mainly on its own expert knowledge of local rental values given the lack of specific comparable evidence from either party
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal assessed the market rent for the property in good condition at £850 pcm, relying on its own expert knowledge of local rental values since neither party provided specific comparable evidence. It then deducted £50 pcm to reflect poor windows, kitchen worktop damage and generally dated condition, arriving at £800 pcm. The tenant's claim of undue hardship was rejected due to lack of supporting evidence, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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