13 Heathcote Street, Stone, Dartford, Kent DA2 6GT
Condition: Nearly-new semi-detached house with some outstanding repair/snagging issues including water staining, drainage problems and an ill-fitting patio door.
Evidence considered
- Tenant-supplied comparables from property websites ranging £1800-£2300, including a next-door identical 'Palm' design property
- Next-door property's advertised rent of £2275 found to reflect a temporary £1200 move-in incentive rather than the true contractual rent of £2375, which was treated as the closest comparable
- Other tenant comparables on Colemans Close advertised at £2375
- Landlord's list of recent lease renewals for 'Palm' type properties ranging £2400-£2425, but given limited weight as these were asking/renewal figures not confirmed achieved rents with clear specification details
- Landlord's 'Best Price Guide' comparables (£2350-£2750) given limited weight due to unclear specification and incentive details
- Landlord-supplied repair record for the subject property
- Tribunal's own expertise and general knowledge of local rental values
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the closest comparable to be the near-identical "Palm" design property next door, where the true contractual rent was £2375 (despite being advertised at £2275 due to a temporary £1200 move-in incentive). Using this and other local market evidence, the tribunal assessed the open-market rent of the subject property in good condition at £2375 pcm, then deducted £12 pcm for below-standard fixtures/fittings (water staining, drainage issues, an ill-fitting patio door and other snagging issues), arriving at £2363 pcm. The tribunal declined to postpone the effective date despite the tenants' hardship arguments, as the cost-of-living pressures and other circumstances cited were not found to amount to undue hardship justifying delay.
Read the original decision (PDF, GOV.UK)
Want the evidence, not just the decision?
Around half of the decisions in this database cite a problem with the evidence submitted — comparable tribunal outcomes are usually what decides these cases, for both sides. We're testing a paid evidence pack and a guided walkthrough of the application, built from this database.
Landlord evidence pack — from £15
Nearby tribunal outcomes, a rent level likely to survive a challenge, and an evidence pack in the format the tribunal expects — timed for when you serve a section 13 notice.
Register interest in the landlord packTenant pack — from £19
Whether challenging your rent increase is worth it, plus the comparable decisions to include with your MR1 application to the tribunal.
Register interest in the tenant packNot built yet — register your interest by email and we'll let you know when it's ready. This isn't legal advice; see the law and free advice options.