2 Knowles Farm Close, Skelmersdale, WN8 0PJ
Condition: Traditional brick and tile terraced house with gas central heating, double glazing, carpet and lino; tenant reported some unresolved maintenance issues but no evidence to quantify impact on value.
Evidence considered
- Tenant comparables: numerous 3-bed properties in the area ranging from £795 to £995 pcm
- Landlord comparables: 17 property searches, with 3-bed semi-detached/terraced/end-terrace/town house lettings within 1 mile ranging £750 to £1,000 pcm over a 3-month period
- Tenant disputed relevance of some landlord comparables (e.g. detached houses) but tribunal still relied on landlord's set as most comparable
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal weighed comparable evidence from both parties: tenant comparables ranged £795–£995 pcm and landlord comparables (3-bed houses within 1 mile, similar style) ranged £750–£1,000 pcm. It found no evidence to quantify the impact of alleged disrepair, so made no condition adjustment. Using its own expertise and the comparables, it set market rent at £1,000 pcm for the property modernised and in good order, and found no evidence of undue hardship sufficient to delay the effective date.
Read the original decision (PDF, GOV.UK)
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