19 Tibshelf Road Holmewood Chesterfield S42 5TB
Condition: The property is modernised and in good order, with full central heating, double glazing and laminate/vinyl or carpet floor coverings.
Evidence considered
- Landlord submitted a Rightmove 'Best Price Guide' listing four 3-bed detached/semi-detached houses marketed at £1,100-£1,250 pcm, considered only of limited assistance as not direct comparables.
- Tenant submitted Zoopla-based evidence and a 'Get On The Market' rental assessment suggesting a value of £642-£991 pcm, not adopted by the tribunal.
- Tenant submitted LHA assessment showing Universal Credit housing element would not cover the full proposed rent, which the tribunal did not treat as determinative of market rent.
- Tribunal relied substantially on its own expert knowledge of local rental values given the limited supply of comparable bungalows.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the landlord's comparables (four 3-bed detached/semi-detached houses at £1,100-£1,250 pcm) only of limited assistance since the subject property is a 2-bed bungalow, a property type in short supply locally. Relying on its own expert knowledge of local rental values together with the landlord's evidence, the tribunal determined a market rent of £1,150 pcm, the same figure the landlord had proposed. Tenant evidence (Zoopla listings, an online rental assessment and LHA/Universal Credit shortfall arguments) was considered but did not persuade the tribunal to adopt a lower figure.
Read the original decision (PDF, GOV.UK)
Want the evidence, not just the decision?
Around half of the decisions in this database cite a problem with the evidence submitted — comparable tribunal outcomes are usually what decides these cases, for both sides. We're testing a paid evidence pack and a guided walkthrough of the application, built from this database.
Landlord evidence pack — from £15
Nearby tribunal outcomes, a rent level likely to survive a challenge, and an evidence pack in the format the tribunal expects — timed for when you serve a section 13 notice.
Register interest in the landlord packTenant pack — from £19
Whether challenging your rent increase is worth it, plus the comparable decisions to include with your MR1 application to the tribunal.
Register interest in the tenant packNot built yet — register your interest by email and we'll let you know when it's ready. This isn't legal advice; see the law and free advice options.