16 Thornhill Park Avenue, Dewsbury, WF12 0DA

MAN/00CZ/MNR/2025/0778 · Decided 2025-06-30 · detached house · 3 bed

Condition: The property requires refurbishment of the kitchen and bathroom, shows signs of water penetration in the garage and kitchen, damp in a bedroom, and landlord neglect in maintenance including a dilapidated external porch and gas fire safety concerns.

Evidence considered

• Landlord submitted two comparables: a 4-bedroom property (21 Old Mill View) asking £1500, larger and in a preferable location
• Landlord submitted a second comparable: a 3-bedroom detached property (14 Millwater Avenue) asking £1200, also larger and better located
• Tribunal applied its own expertise and a physical inspection to assess condition-based discount of £100 from the £1000 good-condition market rent

Tenant submitted evidence: no. Landlord submitted evidence: yes.

Tribunal's reasoning

The tribunal inspected the property and found it to be a modern detached house with significant disrepair, including a dilapidated external porch, water ingress into the kitchen and garage, loose bathroom tiles, damp in a bedroom, and a gas fire safety concern. Using landlord-submitted comparables (a larger 4-bed at £1500 and a larger detached 3-bed in a better location at £1200) and its own expertise, the tribunal assessed a market rent of £1000 for the property in good condition, then applied a £100 discount to reflect landlord neglect and disrepair, arriving at a determined rent of £900 per calendar month, effective from the date specified in the section 13 notice.

Read the original decision (PDF, GOV.UK)