13 Woolings Close, Orsett, Essex, RM16 3AT
Condition: Modern detached purpose-built house with central heating, double glazing, fitted kitchen, garden, garage and off-street parking; no criticisms of disrepair found to affect value.
Evidence considered
- Landlord's evidence of lettings of a refurbished 4-bedroom and a 5-bedroom property within the same close, both let at £2,100 pcm (December 2024 and March 2025) - given greatest weight
- Landlord's schedule of asking rents for four comparable properties in the general locality (not within the same close) - given less weight
- Tenant's submissions on history of rent increases and property condition - held largely irrelevant to open market valuation
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal disregarded the tenant's arguments about rent history, affordability and property condition as irrelevant to the open-market valuation exercise required by sections 13/14 Housing Act 1988. It placed greatest weight on recent lettings of comparable properties within the same close (at £2,100 pcm), treating the locality-wide asking rent schedule as less probative, and determined a market rent slightly below the comparable lettings and in line with the landlord's proposed figure, taking effect from 1 May 2025.
Read the original decision (PDF, GOV.UK)
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