14 Sandhurst Street, Calverley, Leeds, LS28 5RN
Condition: Traditionally built mid-terraced house, not inspected but understood to be in ordinary condition, with a history of unresolved drainage/sewerage network problems affecting use of the toilet and sink.
Evidence considered
- Landlord provided four local comparables of mid-terraced 2-bed houses let agreed in 2025, ranging from £975 to £1,150 pcm
- Tenant provided no comparable rental evidence but gave oral and documentary evidence (including Yorkshire Water correspondence) of ongoing drainage/sewerage issues
- Tribunal used its own expertise and the landlord's comparables to set a baseline market rent of £1,000 pcm for the property in good condition, then deducted £75 pcm to reflect unresolved drainage issues
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed a baseline open-market rent of £1,000 pcm for the property if in good condition, based on landlord-submitted comparables and its own expertise, since the tenant provided no comparable evidence. It then deducted £75 pcm to reflect ongoing and unresolved drainage/sewerage network issues which the tribunal found the landlord had not adequately addressed, leaving the tenant to largely manage the problem herself. This produced a determined rent of £925 pcm, between the current £895 pcm and the proposed £950 pcm. The tribunal declined to order reimbursement of the tenant's application fee.
Read the original decision (PDF, GOV.UK)
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