25 Coldwell Street, Linthwaite, Huddersfield, HD7 5QN
Condition: Traditional stone-built mid-terraced house with a basement room affected by recurring damp/mould limiting its practical use; garden improved by tenant to a satisfactory standard.
Evidence considered
- Tenant cited online research showing 2-bed properties in Linthwaite ranging £750-£800 pcm, but only one confirmed letting (Chapel Hill, Linthwaite) at £750 pcm was given weight.
- Tenant referenced a nearby privately let house at £550 pcm, but this was disregarded as too cheap/not comparable.
- Landlord submitted four comparables (0.3-1.5 miles away); only the two 2-bedroom terraced comparables (£900 and £925 pcm) were treated as relevant, while the two 3-bedroom comparables were excluded.
- Tribunal used its own expert knowledge alongside the three relevant comparables (£750, £900, £925) to set a baseline rent of £900 pcm before condition adjustment.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from a market rent of £900 pcm derived from comparable two-bedroom terraced lettings (£750, £900 and £925 pcm), reflecting the property's larger size including a basement. It then applied a 5% deduction (£45) to reflect ongoing damp and mould issues affecting the basement, which restricted its use, giving a determined rent of £855 pcm. No adjustment was made for tenant-improved garden condition, which was considered satisfactory rather than exceptional.
Read the original decision (PDF, GOV.UK)
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