246 Oxford Grove Bolton BL1 4JH
Condition: End-terraced house; the tenant's photographs showed problems with kitchen electrical sockets requiring trailing extension leads, mould on walls and poor/worn carpets. The tenant also alleged pest infestation, faulty heating/hot water, a faulty gas hob and toilet, and missing gas/electrical safety certificates, though the tribunal had no corroborating evidence for these beyond the photographs of sockets, mould and carpets.
Evidence considered
- Tenant: asking rents for similar nearby properties, £700–£800 pcm; also cited a specific neighbouring property at £550 pcm
- Landlord: comparable asking rents for similar houses nearby, £835–£995 pcm
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal accepted photographic evidence of electrical socket problems, mould and poor carpets, but had no corroborating evidence for the tenant's other complaints (pests, faulty heating). Relying on its own expertise, it valued the modernised property at £850 pcm, then deducted £100 for the socket, mould and carpet issues, giving £750 pcm — the same as the current rent, so no increase was allowed.
Read the original decision (PDF, GOV.UK)
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