25 Laburnum Road, Manchester, M28 7EL
Condition: Semi-detached house with double glazing and gas central heating, but with noted damp/water ingress damage and garden/fencing in poor repair.
Evidence considered
- Neither landlord nor tenants submitted any rental comparables
- Tenants mentioned nearby properties at lower rents but provided no details
- Tribunal relied on its own knowledge/inspection to value a comparable property in good condition at £1,400 pcm, then deducted £150 pcm for disrepair (damp/water ingress and poor garden/fencing condition)
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal found the landlord's section 13 notice valid and assessed the open market rent for a comparable property in good condition at £1,400 pcm, based on its own expertise as neither party provided comparable evidence. It then deducted £150 pcm to reflect disrepair identified at inspection (damp/water ingress and poor garden/fencing condition), arriving at a determined rent of £1,250 pcm, effective from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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