19 Kilshaw Street, Liverpool, L6 2BQ
Condition: Dated kitchen and bathroom with reported issues including rodent problems, faulty gates/window locks, a defective window seal, mould, a nailed-shut kitchen window, and ceiling damage from a past leak; outdoor storage cupboard unusable by the tenant.
Evidence considered
- Landlord's valuation report dated 10 March 2026 assessing unfurnished rental value at £1,100 pcm
- Comparable: 12 Marsden Street, 3-bed house, £1,300 pcm
- Comparable: 5 Kilshaw Street, 3-bed house, £1,100 pcm (same street, given primary weight)
- Comparable: 36 Hamilton Street, 3-bed house, £1,100 pcm
- Tribunal's own expert knowledge of local rental market
- No rental evidence or valuation opinion submitted by the tenant
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal relied on the landlord's valuation report and comparable evidence (particularly another property on the same street) to set a baseline market rent of £1,100 pcm for the property in good, modernised condition. It then deducted £75 pcm for condition issues (including ceiling damage from a leak) and £25 pcm for the tenant's inability to use the outdoor storage cupboard, arriving at a determined rent of £1,000 pcm. The tenant provided no comparable evidence or alternative valuation, and a hardship argument for delaying the rent increase was rejected due to lack of supporting evidence.
Read the original decision (PDF, GOV.UK)
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