23 Borrowdale Crescent, Armley, Leeds, LS12 2JB
Condition: Modern two-bedroom semi-detached house found by the tribunal to be in good condition with only minor, non-serviceability-affecting defects (minor cracking, historic repaired leak, resolved mould).
Evidence considered
- Neither party submitted comparable evidence or written representations.
- Tribunal relied on its own general knowledge of market rents in Leeds, including a 2-bedroom semi-detached house on Swinnow Drive, LS13 let at £850 pcm (£196 per week).
- 10% deduction applied to the assessed market rent to reflect tenant-provided white goods.
Tenant submitted evidence: unknown. Landlord submitted evidence: no.
Tribunal's reasoning
The landlord's notice proposed a rent capped by social housing rent-increase formulas, but the tribunal determined a market rent under section 14, which is not bound by that cap. In the absence of comparable evidence from either party, the tribunal used its own knowledge of local market rents (including a comparable 2-bed semi at £850 pcm) to assess a market rent of £184.62 per week, then applied a 10% deduction for tenant-provided white goods, arriving at £166.15 per week. Alleged disrepair items were considered but found not to affect serviceability or rental value, so no further reduction was made. Figures converted from weekly rents (x 52/12) to pcm.
Read the original decision (PDF, GOV.UK)
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