16 Greenoak Crescent, Birmingham, B30 2TG
Condition: Three-bedroom brick and tile house with single glazing, no fixed electric lighting in bedrooms, an unmodernised kitchen since 2003, and gas central heating only installed in December 2023.
Evidence considered
- Landlord produced one comparable property (asking rent £1,300 pcm) but it was not known if it had actually let at that price, so limited weight given
- Tenant produced no comparable evidence
- Tribunal relied on its own expertise/knowledge of the market to set a notional modernised market rent of £1,100 pcm, then deducted £250 pcm for condition shortfalls
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from a notional market rent of £1,100 pcm for the property if modernised to the standard of comparable lettings (double glazing, modern kitchen, white goods, carpets/curtains). It then deducted £250 pcm to reflect the property's poor condition - single glazing, no fixed electric lighting in the three bedrooms, and a kitchen unmodernised since 2003 - giving £850 pcm. As the condition was unchanged since the previous tribunal determination in February 2025 and the condition did not justify any increase despite some general market rent rises, the rent was held at the existing £850 pcm.
Read the original decision (PDF, GOV.UK)
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