160 Ladywell Point, Pilgrims Way, Eccles New Road, Salford, M50 1AW
Condition: Reasonable condition for the length of tenancy with some wear and tear, including worn flooring/carpets and ageing furniture not replaced.
Evidence considered
- Landlord's Rightmove comparables for Pilgrims Way/Ladywell Point 2-bed, 2-bath flats ranging from £1000-£1500, given significant weight as open market evidence
- Landlord's graph showing seasonal variation in 2-bed rents within 1/4 mile of the property, accepted as showing summer 2024 peak rents
- Tenant's comparables of agreed rents with sitting tenants (£825-£950) given less weight as these were not open market rents but negotiated tenant renewals
- Estate agent email suggesting unfurnished rent of £925-£950 and furnished consensus £1000-£1100, factored into valuation before condition adjustments
- Landlord's inspection report with photographs showing wear and tear, preferred over tenant's general assertions about condition
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed open market rent based on comparable Rightmove listings for similar 2-bed, 2-bath flats with parking in the same development, and an independent estate agent's valuation, arriving at a baseline of £1075 pcm. It then deducted £75 for wear and tear to furniture and carpets and a further £75 for accumulated minor repairs/updating needed after a long tenancy, giving a determined rent of £925 pcm. Comparable rents agreed with sitting tenants were given less weight as they reflected negotiated renewals rather than open market lettings.
Read the original decision (PDF, GOV.UK)
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