30 Cowslip Drive, Redcar TS10 5DB
Condition: Modern new build house in good condition, with central heating and double glazing.
Evidence considered
- Tenant evidence of 3-bed properties advertised in the Redcar area at £995-£1025, including two similar/possibly identical properties on the same street/development offered by the landlord's agent at £995 and £1025 - given weight
- Landlord's Rightmove Best Price Guide - given limited weight as it only showed the landlord's own marketed properties with no achieved rent data and omitted the tenants' comparables
- Landlord's schedule of passing rents for three portfolio properties on the same development (£1085-£1100) - given limited weight due to lack of tenancy start dates, no distinction between open-market lets and sitting-tenant increases, and two of three being detached (not directly comparable)
- Tribunal's own finding that at the decision date the landlord's agent was offering at least two comparable 3-bed properties on the open market at £975 (reduced from £995) - treated as direct comparables
- Tribunal's own knowledge and expertise of rental values in the Redcar area
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal gave limited weight to the landlord's best price guide (no achieved rent data) and schedule of passing rents (lacking commencement dates, mixing open-market and sitting-tenant rents, and including non-comparable detached houses). It found the tenants' evidence of comparable 3-bed properties advertised at £995-£1025, and its own knowledge that the landlord's agent was currently marketing two very comparable properties on the same development at £975 (reduced from £995), to be the most reliable guide to achievable asking rents at the valuation date. As the property was modern and in good condition, no further adjustment was needed, and the tribunal determined the market rent at £975 pcm.
Read the original decision (PDF, GOV.UK)
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