2 Harebell Gardens Dunstable LU5 6RR
Condition: Modern two-storey detached house in good general condition, double glazed, gas central heating, with landlord-provided carpets, curtains and white goods.
Evidence considered
- Landlord provided a price guide and seven comparable four-bedroom detached houses in the same development or vicinity, with rents between £1860 and £1875 pcm.
- Tenant did not provide any comparable rental evidence, instead raising affordability and Human Rights Act family life arguments.
- Tribunal also relied on its own expert knowledge of local rental values.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined the market rent by reference to the landlord's comparable evidence of seven similar four-bedroom detached houses nearby letting at £1860-£1875 pcm, combined with its own expert knowledge, finding the subject property in similar condition with comparable fittings. The tenant's objections were based on affordability and family circumstances rather than comparable evidence, so did not affect the market rent figure, though the tribunal accepted undue hardship and delayed the start date of the new rent to the decision date rather than backdating it to the notice date.
Read the original decision (PDF, GOV.UK)
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