2 Jerry Rails Avenue, Dawley, Telford, Shropshire, TF4 3FY
Condition: The property is a modern end-terrace house in good condition, with no reported disrepair.
Evidence considered
- Tenant's three comparables (3-4 bed houses) were discounted as too far from the subject property (3.8-6.1 miles away).
- One landlord comparable on the same street was excluded due to a photo discrepancy with a tenant comparable, undermining reliability.
- Several landlord comparables (larger townhouses, a detached house, a detached cottage) were found not directly comparable due to size/type differences.
- Two remaining landlord comparables averaged £1,267.50 pcm.
- A letting summary of similarly designed properties on the same street (same 'Ellesmere' design) showed agreed rents averaging £1,262.50 pcm, which the tribunal found persuasive.
- Tribunal also relied on its own expert knowledge of local rental values.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The landlord's notice proposed increasing the rent from £1,150 to £1,250 pcm. The tribunal found the tenant's comparables too distant (3.8-6.1 miles) to be reliable, and discounted several of the landlord's comparables as not directly comparable (larger townhouses, a detached house, a detached cottage) or due to a photo discrepancy suggesting duplicated/incorrect listing data. The remaining relevant comparables, including same-design properties on the same street, averaged around £1,262-£1,267 pcm; combined with the tribunal's own expert knowledge, it determined a market rent of £1,250 pcm (equal to the landlord's proposed rent), effective from the date in the landlord's notice, rejecting the tenant's unevidenced hardship claim.
Read the original decision (PDF, GOV.UK)
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