16 Hadley Way Walsall WS2 7LL
Condition: The property is in standard, unmodernised condition with a paved-over garden and a garage not available for the tenant's use.
Evidence considered
- Landlord submitted eight comparables (mostly three-bedroom semi-detached houses in Walsall) asking £1,200-£1,400 pcm, several fully refurbished or with extensions/conservatory/double garage - given significant weight as basis for full market rent
- Tenant submitted details of semi-detached houses (varying ages) at asking rents £900-£1,100 pcm, and later fourteen comparables at £900-£1,150 pcm - mid-terrace and end-terrace examples disregarded as not directly comparable
- Tribunal also relied on its own general knowledge and expertise of local rental values
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal valued the modernised market rent at £1,200 pcm based on comparable semi-detached houses, then deducted £75 pcm to reflect the subject property's standard (unmodernised) condition relative to comparables that had been re-carpeted, extended or had a conservatory, and a further £25 pcm because the tenant had no use of the garage, arriving at £1,100 pcm. The tribunal also granted a later start date of 14 June 2026 (instead of the notice date of 14 March 2026) on grounds of undue hardship given the size of the proposed increase.
Read the original decision (PDF, GOV.UK)
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