2 Harebell Gardens, Dunstable, LU5 6RR
Condition: A modern (under 5-year-old) house in otherwise good condition but with minor unresolved snagging defects such as faulty shower heads and loose door ironmongery.
Evidence considered
- Tenant cited three 4-bedroom houses to let in the LU5 area at £1600-£1700 pcm, in more established areas with better transport links, considered less comparable.
- Landlord submitted an agent's report of Rightmove-marketed properties within a 1-mile radius (17 Jan-17 Apr 2025): 6 semi-detached houses at £1775-£1810 pcm, given significant weight.
- Landlord's report also referenced 5 further 3-4 bedroom houses in a wider area at £1800-£2000 pcm, used as supporting context.
- Tribunal relied substantially on its own general knowledge of market rent levels in Houghton Regis and Dunstable.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used its own knowledge of local market rents, supported by landlord's comparable evidence of similar semi-detached houses nearby let at £1775–£1810 pcm, to find a starting market rent of £1775 pcm for the property fully fitted and in good order. It then deducted £25 pcm to reflect the likely recurrence of minor snagging defects (e.g. shower heads, door ironmongery) that the tenant had previously had to fix themselves, arriving at a final determined rent of £1750 pcm effective from 27 March 2025.
Read the original decision (PDF, GOV.UK)
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