29 Pilgrims Way, Durham, DH1 1HB
Condition: Tenant reported a small fridge, a heavily soiled unusable oven, staining on the toilet seat and rust on the shower head, and marked/stained furniture; landlord stated the property was professionally cleaned before and after occupation began.
Evidence considered
- Tenant provided Rightmove listings for two and three bedroom properties in Durham, rents £823–£995 pcm; given significantly reduced weight as bedroom numbers did not match.
- Landlord provided property portal extracts for student lets in Durham, rents £1700–£2880 pcm; given significantly reduced weight as mostly per-person student HMO lettings (which attract a premium) with limited detail, and some properties being more substantial or better located.
- Tribunal relied substantially on its own knowledge and expertise of local rental values to reach the final figure.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal treated the property as a four-bedroom house (as physically configured) despite the landlord letting it to only two occupants. The tenant's comparables (two/three bed properties) were given reduced weight as not matching bedroom count, while the landlord's comparables (mostly student HMOs let on a per-person basis) were given significantly reduced weight due to the premium attracted by student lettings and better location/size of other comparables. Relying on its own expertise and the limited weight given to both sets of comparables, the tribunal determined a market rent of £1300 pcm, assuming the property was modernised and in good order equivalent to the comparables.
Read the original decision (PDF, GOV.UK)
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