3 Talbot Road, Stone, Dartford, Kent, DA2 6GU
Condition: Nearly new house on a modern development with air source heat pump heating, double glazing and EPC rating B.
Evidence considered
- Landlord's agent provided three recent actual lettings of the same house type at £2,400 pcm and one at £2,425 pcm, given significant weight as direct evidence
- Landlord's agent cited Rightmove/Zoopla asking rents of £2,475-£3,500 pcm, but these were asking prices not achieved rents
- Tenant provided internet comparables with asking rents of £1,900-£2,300 pcm and disputed some landlord comparables as not matching the property
- Tribunal rejected landlord's argument for uplift based on projected future rental growth
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found a distinct micro-market for this nearly new, energy-efficient development, and gave most weight to actual recent lettings of the same house type arranged by the landlord's agent, which were all achieved at £2,400 pcm (one at £2,425 pcm). It declined to uplift the rent based on the landlord's argument for projected future rental growth, since the notice period had already passed and only actual achieved rents were relevant. Combining this evidence with its own expert knowledge of local rental values, the tribunal determined a market rent of £2,400 pcm.
Read the original decision (PDF, GOV.UK)
Want the evidence, not just the decision?
Around half of the decisions in this database cite a problem with the evidence submitted — comparable tribunal outcomes are usually what decides these cases, for both sides. We're testing a paid evidence pack and a guided walkthrough of the application, built from this database.
Landlord evidence pack — from £15
Nearby tribunal outcomes, a rent level likely to survive a challenge, and an evidence pack in the format the tribunal expects — timed for when you serve a section 13 notice.
Register interest in the landlord packTenant pack — from £19
Whether challenging your rent increase is worth it, plus the comparable decisions to include with your MR1 application to the tribunal.
Register interest in the tenant packNot built yet — register your interest by email and we'll let you know when it's ready. This isn't legal advice; see the law and free advice options.