15 Westland Road, Darlington DL3 9JJ
Condition: No material disrepair found; tenants raised condensation-related damp/mould, a previously repaired bathroom leak, and previously rectified electrical socket issues, but tribunal found these did not affect market rent.
Evidence considered
- Landlord's agent provided evidence of market rents in the area ranging from c£800 to £950 per month
- Tenant argued comparables were stronger properties as they had off-street parking, which the subject property lacked
- Tribunal relied on its own knowledge and expertise of market rent levels in the Darlington area alongside inspection findings
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined the market rent at the landlord's proposed figure of £775 pcm, having regard to comparable evidence of £800-£950 pcm in the area submitted by the landlord's agent (adjusted for lack of off-street parking at the subject property), its own inspection findings and market knowledge. It found no disrepair affecting value, treating the property's coldness as a function of age/construction rather than disrepair, and confirmed a valid electrical safety certificate was in place. The tribunal accepted the tenants' application under s14(7) that the increase would cause undue hardship, so the new rent took effect from the date of determination (09 April 2025) rather than the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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