2 Nunings Way, Nafferton, East Riding of Yorkshire, YO25 4HL
Condition: A two bedroom mid terrace house, tenant-decorated but showing some wear (old carpets, a rusty radiator, stair cracking and pre-existing cosmetic kitchen damage), with gas central heating and double glazing.
Evidence considered
- Tenant provided Rightmove printouts of similar two-bedroom properties in Nafferton all advertised at £725 pcm, given slightly more weight due to better information and closer location.
- Landlord provided a table of passing rents for two-bedroom semi-detached houses in Driffield (a different location), with only addresses and no further detail, given slightly less weight.
- Tribunal relied on its own expert knowledge of local rental values alongside both parties' comparables.
- No adjustment made for condition, as no evidence suggested the property's condition would affect rental value.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined the market rent primarily by reference to comparable evidence, favouring the tenant's Rightmove printouts (similar properties in Nafferton at £725 pcm) over the landlord's less detailed table of Driffield comparables, as the former had better information and a closer location match. Combining this evidence with its own expert knowledge of local rental values, the tribunal set the market rent at £725 pcm, making no adjustment for the property's condition since there was no evidence it affected rental value. The new rent's start date was postponed from the landlord's proposed date to a later date due to the tenant's evidenced risk of undue hardship.
Read the original decision (PDF, GOV.UK)
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