14 Northgate Harborne Birmingham B17 9EP
Condition: Terraced house with single-glazed windows, dated 1992 kitchen, issues with gas service pipe, external joinery/decoration and poor insulation.
Evidence considered
- Tribunal relied on its own expert knowledge of local rental values and online research rather than formal comparables.
- Landlord's written submissions mistakenly related to a neighbouring property let under a different (Rent Act 1977) tenancy and were given little weight.
- Tenant referenced a nearby property (10 Northgate) said to be larger but let at a lower rent.
- Deductions made from the assessed open-market rent for dilapidations (windows/joinery), outdated kitchen and bathroom fittings, and tenant-provided fixtures.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open-market rent for the property in good tenantable condition at £288.46 per week (£1,250 pcm), based on its own expert knowledge and research rather than reliable comparable evidence from either party. It then deducted £60 per week in total for general dilapidations (windows and external joinery), older kitchen and bathroom fittings, and fixtures provided by the tenant, arriving at £228.46, rounded to £230 per week. Figures were converted from weekly rents stated in the decision (£225 current, £240 proposed, £230 decided) to monthly equivalents using x52/12.
Read the original decision (PDF, GOV.UK)
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