13 Bilbrough Gardens Scotswood Newcastle upon Tyne NE4 8YA
Condition: Unfurnished first-floor flat in a 1930s block, double-glazed with gas radiator central heating and a refitted kitchen, but otherwise of basic standard with some mould noted and an unkempt shared garden.
Evidence considered
- Tenant's comparable: ground-floor terrace flat on Croydon Road asking £650pcm
- Tenant's submission that similar but better-furnished flats were advertised around £700pcm
- Landlord's comparables: 110 Bilbrough Gardens asking £745pcm (furnished) and 152 Atkinson Road asking £745pcm (recently refurbished)
- Landlord's written valuation from a property agent (without inspection) recommending £750pcm
- Tribunal's own knowledge and experience of local market rents, without specific or secret evidence
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent for an unfurnished, basic-standard first-floor flat, taking into account its own knowledge of local rents plus limited comparable evidence from both parties. It set a baseline market rent of £660pcm assuming reasonable order, then deducted £20pcm because the landlord failed to provide a cooker, arriving at a final figure of £640pcm. Landlord claims of significant improvements were largely treated as ordinary repairs rather than tenant/landlord improvements justifying a higher rent, except for the kitchen refit which was already reflected in the valuation.
Read the original decision (PDF, GOV.UK)
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