15 The Dene, Blackburn, BB2 7QS
Condition: The property was in average condition for its age and type, with unresolved water leak damage to ceilings, wear and tear, and some external disrepair to fencing and paving.
Evidence considered
- Tenant cited web-based market appraisals (Move Market, Valuation Office, Rightmove, ONS) ranging from £699 to £1,457 pcm, given limited weight as not property-specific or confirmed lettings.
- Landlord cited three local agents' market assessments ranging from £1,700-£2,000 pcm, given limited weight as unconfirmed assessments.
- A comparable property (12 Heartwood Close, Beardwood) of similar size, age and style let at £1,650 pcm in Nov 2024 and reviewed to £1,700 pcm in Nov 2025 was given greater weight as an actual letting.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the property was let in average condition with historic leak issues known to the landlord, which had worsened during the tenancy due to an element of neglect on both sides. Rental evidence from both parties (web-based market assessments) was of limited assistance as it was not property-specific or confirmed, but a comparable let at 12 Heartwood Close (let at £1,650 in Nov 2024, reviewed to £1,700 in Nov 2025) was given more weight. Starting from a notional £1,700 pcm market rent for the property in good condition, the tribunal deducted 5% for water damage/decoration, 5% for general wear and tear, and 2.5% for external disrepair, arriving at £1,500 pcm. A later start date of 1 July 2026 (rather than the notice date) was set to mitigate undue hardship to the tenant given the large increase from the static £1,000 pcm rent.
Read the original decision (PDF, GOV.UK)
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