22 Green Court, 4 Gravelly Hill, North Birmingham, B23 6BQ
Condition: First-floor flat with a single-car garage, wooden floors throughout and electric storage heating in the main bedroom and living room; four of seven windows were reported ill-fitting, causing draughts, heat loss and noise. A local-authority fact sheet described the area as one of the more deprived wards in Birmingham, with anti-social behaviour.
Evidence considered
- Tenant: Bricks and Logic pricing data for other Green Court flats — general Green Court rent about £738 pcm, specific flat estimate £780 pcm
- Landlord: Rightmove Best Price Guide — several 2-bed flats (mostly listed under an 'Erdington' address) offered at £950 pcm
- The tribunal noted the Best Price Guide reflects asking prices rather than completed lettings, and the landlord's agent produced no evidence of actual lettings achieved
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the landlord's Rightmove Best Price Guide showed offer prices rather than completed lettings, and noted a completed letting would likely fetch less once located in Gravelly Hill (a deprived area) rather than the more attractive-sounding Erdington. It valued the property with modernised windows at £900 pcm, but held that in its actual, draughty condition the fair market rent remains £825 pcm — the existing rent — so no increase was allowed.
Read the original decision (PDF, GOV.UK)
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