130 Dudley Street, Bedford MK40 3SX
Condition: Mid-terrace house with central heating, partial double glazing, floor coverings throughout, and tenant-contributed replacement white goods.
Evidence considered
- Landlord provided a comparable of another property it owned, let the previous month for £1550 pcm, though smaller than the subject property - given significant weight.
- Tenant provided property portal listings showing similar properties ranging from £1350 to £1450 pcm - considered generally useful.
- Tribunal applied its own expert knowledge of local rental values, starting from a modernised market rent of £1580 pcm and deducting for partial double glazing (£20) and tenant's 50% contribution to white goods (£10).
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent for a fully modernised equivalent property at £1580 pcm, relying on a landlord-owned comparable let the previous month at £1550 pcm and giving some weight to tenant-submitted portal listings (£1350-£1450 pcm). It then deducted £30 pcm to reflect the property's only partial double glazing and the tenant's 50% contribution towards replacement white goods, disregarding future planned investment as irrelevant to the condition at the notice date, arriving at a determined rent of £1550 pcm.
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.