3 Crozier Terrace, Chelmsford, Essex, CN2 6YW
Condition: Mid-terraced house in generally sound condition with central heating, double glazing, carpets, curtains and white goods, though some redecoration would be expected after passage of time.
Evidence considered
- Tenant cited two local 3-bed houses advertised at £1,650 and £1,675 pcm, and Bricks and Logic average rent data for the street (£1,344-£2,122 pcm for 2-4 bed houses), given limited weight as mostly semi-detached or lacking achieved-rent data
- Landlord cited eight comparable 3-bed houses let at £1,700-£1,800 pcm, mostly semi-detached or detached, discounted somewhat as the subject is a terraced house
- Landlord also submitted agents' opinion of around £1,800 pcm
- Tribunal relied on its own expert knowledge of local rental values alongside the comparables to reach its figure
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined market rent on the basis that the property should be valued as vacant and available to let to a hypothetical tenant, disregarding personal circumstances of the actual occupiers. It found the landlord's comparables (mostly semi-detached/detached houses at £1,700-£1,800 pcm) warranted a discount given the subject is terraced, while the tenant's lower comparables (£1,650-£1,675 pcm) warranted an upward adjustment as the subject property was considered superior. Combining this comparable evidence with its own expert knowledge of the local market, the tribunal set the rent at £1,700 pcm.
Read the original decision (PDF, GOV.UK)
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