20 Langsett Road Wolverhampton WV10 0TE
Condition: Semi-detached house with double glazing, electric storage/panel heating described as inadequate and expensive to run; ground floor heaters not working.
Evidence considered
- Landlord cited a three-bedroom house on the same street let in early 2025 for £950 pcm
- Landlord cited a two-bedroom town house let in April 2025 at £875 pcm
- Landlord cited two one-bedroom townhouses being marketed at £750 pcm
- Tribunal also relied on its own expert knowledge of local rental values
- Tenant did not submit comparable evidence but raised condition and affordability issues
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open market rent for the property in good condition at £950 pcm, drawing on landlord-provided comparables of similar houses on the same street and its own expert knowledge. It then deducted £130 in total for tenant-provided items (curtains, fridge, washing machine £40; tenant-erected shed £20; tenant having addressed some electrical issues £20; inadequate and costly heating £50), arriving at £820 pcm. As the tenant raised hardship, the new rent took effect from the date of determination rather than the notice date.
Read the original decision (PDF, GOV.UK)
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