24 Casson Gate, Rochdale OL12 0QA
Condition: Unfurnished three-bedroom mid-terrace house with uPVC double glazing and central heating, no significant damp found but with some outstanding ceiling decoration, worn bath sealant, a poor-condition garage usable only for storage, and no white goods provided.
Evidence considered
- Landlord's letting agent evidence of nearby lets on the same street and area at £900-£950 pcm
- Landlord's asking-price comparables for 3-bed houses in OL12 ranging £900-£1150 pcm
- Tenant's comparable of a 1-bed terraced property at £750 pcm to support her proposed rent
- Tenant's own acknowledgement that local 3-bed properties in good condition let for £900 pcm
- Tribunal's own inspection and general expert knowledge of local rental values
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal inspected the property and found no ongoing damp issues, with outstanding ceiling decoration and a boiler reported as working not significantly affecting value. Using its own expert knowledge and comparables from both parties (local three-bed lets and asking prices ranging £900-£1150 pcm), it assessed the market rent for the property if modernised and in good condition at £900 pcm, then deducted £50 to reflect the poor condition of the garage, worn bath sealant and lack of white goods, arriving at £850 pcm. The tenant's claim of undue hardship to delay the start date was rejected due to lack of supporting financial evidence.
Read the original decision (PDF, GOV.UK)
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