23 Sussex Avenue, Ashford, TN24 8ND
Condition: Terraced house in central Ashford with gas central heating; the tenant alleged recurring boiler faults and mould around the second bedroom and bath for about six months.
Evidence considered
- Tenant estimated market rent at £1,300 pcm based on their own comparables
- Landlord's agent supplied 28 comparable rents; the tenant found 14 were duplicates and 13 of those were superior (e.g. garage or driveway) to the subject property
- The landlord's own market-analysis report showed average prices flat or falling over the past 12 months despite the proposed increase
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal agreed with the tenant's critique that most of the landlord's comparables had extra amenities, such as a garage or driveway, that the subject terraced house lacks. Relying on its own expertise, it valued the market rent at £1,350 pcm — the same as the current rent — and made no adjustments, so no increase was allowed.
Read the original decision (PDF, GOV.UK)
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