2 Bridge Street, Heckmondwike, WF16 9JB
Condition: A small, dated back-to-back terraced house with some disrepair including loose/defective radiator valves, a broken bathroom basin plug, and unfinished wall insulation leaving bare plaster.
Evidence considered
- Neither party submitted comparable evidence.
- Tribunal relied on its own knowledge and local property advertisements: Castle Hill View, Heckmondwike (2-bed modern terrace) £850 pcm
- Common Road, Batley (2-bed terrace) £725 pcm
- Albert Street, Liversedge (2-bed terrace) £650 pcm
- Arnold Street, Liversedge (2-bed terrace) £600 pcm
- Lonsdale Terrace, Liversedge (2-bed terrace) £650 pcm
- None of the comparables were directly comparable as they were larger and more modern than the subject property.
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal found the landlord's increase notice valid but noted neither party submitted comparable evidence, so it relied on its own knowledge and local rental advertisements. It assessed an open market rent of £575 pcm, reflecting that the property was smaller and less modern than the comparables, then deducted £25 pcm for disrepair (defective thermostatic valves, broken basin plug, unfinished insulation works) and lack of modern amenities, arriving at a determined rent of £525 pcm effective from the decision date rather than the notice date, due to undue hardship concerns under s.14(7).
Read the original decision (PDF, GOV.UK)
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