3 Calverley Lane, Ebbsfleet Valley, Alkerden, Swanscombe, Dartford, DA10 1HQ
Condition: Modern new-build house with double glazing and central heating; tenant noted radiator placement limiting furniture layout and lack of built-in storage.
Evidence considered
- Tenant provided multiple advertised/marketed comparable rents (£2,000–£2,450 pcm) for similar houses nearby, but these were given little weight as unconfirmed asking prices.
- Landlord provided evidence of three completed open-market lettings on a nearby street at £2,325 pcm and a renewal at £2,375 pcm, given most weight as actual transacted rents.
- Landlord also listed further comparables (advertised/agreed) within 5 miles ranging £2,325–£2,375 pcm.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal preferred the landlord's evidence of actual completed lettings (three open-market lets and one renewal on comparable nearby houses) over the tenant's evidence, which consisted mainly of unverified advertised/asking rents without confirmation of agreed terms. Using its own expertise and the landlord's comparables, the tribunal set the market rent at £2,325 pcm, matching the three recent open-market lettings. No adjustment was made for condition or the tenant's complaints about noise or storage, and the tenant's request to delay the effective date for hardship was refused due to insufficient evidence.
Read the original decision (PDF, GOV.UK)
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