22 Kindersley Street North Ormesby Middlesbrough TS3 6PW
Condition: The property had disrepair issues including dampness near the kitchen (possibly from a leak under the sink) and vermin infestation.
Evidence considered
- Neither party submitted comparable open-market rental evidence.
- Tenant provided evidence of poor condition (damp, possible leak) and vermin infestation, which the tribunal observed at inspection.
- Tribunal relied on its own knowledge and expertise of market rent levels in the Teesside area to determine the rent.
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal found the landlord's section 13 notice valid but neither party provided comparable market evidence. The tribunal relied on the tenant's evidence of disrepair (damp, possible leak, vermin infestation) noted at inspection, and applied its own knowledge of market rent levels in the Teesside area to reduce the proposed rent below the landlord's ask. Under section 14(7) the effective date was deferred to 30 August 2024 (rather than the landlord's proposed 30 June 2024) due to tenant hardship from unemployment and arrears.
Read the original decision (PDF, GOV.UK)
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