15 Heathcote Street, Stone, Dartford, Kent, DA2 6GT
Condition: Nearly new semi-detached house within a recently developed scheme, with air source heat pump heating, double glazing and EPC rating B.
Evidence considered
- Tenant cited similar DA2 postcode properties with asking rents of £1,700-£1,900 pcm, but these were asking rents not achieved rents.
- Landlord's agent cited four recent actual lettings/renewals on the same house type at £1,875, £1,885, £1,895 and £1,875 pcm, given significant weight as actual achieved rents.
- Landlord's agent also cited Zoopla/Rightmove asking rents of £1,950-£2,100 pcm for similar properties.
- Tribunal relied on its own expert knowledge of the local rental market alongside the achieved-rent comparables.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found a distinct micro-market for this nearly new, energy-efficient development and gave most weight to actual recent lettings and renewals of the same house type arranged by the landlord's agent (ranging £1,875-£1,895 pcm), rather than the tenant's asking-price comparables or the higher asking rents cited by the landlord. Combining this evidence with its own expert knowledge of the area, the tribunal determined a market rent of £1,875 pcm, below the landlord's proposed £1,920 pcm. No undue hardship evidence was presented, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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