304 Platform South, Gates Way, Stevenage, Hertfordshire, SG1 3FG
Condition: Third-floor purpose-built build-to-rent flat with central heating and double glazing, with tenant-alleged but largely unsubstantiated issues including a leaking roof and a defective electric meter.
Evidence considered
- Tenant's comparables: three 2-bed/2-bath flats in Stevenage (SG1) marketed £1,450-£1,550 pcm, but lacking the subject property's gym, roof terrace and member's lounge amenities
- Landlord's comparables: three 2-bed/2-bath flats in SG1 marketed £1,550-£1,650 pcm, several including allocated parking (not included in subject tenancy)
- Landlord's anecdotal evidence of a smaller flat in the same development let at £1,600 pcm, given limited weight due to lack of substantiating evidence and size difference
- Tribunal applied its own general market knowledge alongside the comparables to reach a baseline figure before adjustment for separately-charged parking
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed a market rent of £1,625 pcm based on comparables from both parties and its own expert knowledge, treating this as the rent for the property if modernised and let with parking and white goods included. It then deducted £75 pcm because, unlike most comparables, parking is charged separately under this tenancy, arriving at £1,550 pcm. No adjustment was made for alleged disrepair (leak, defective electric meter) as these were unsupported or minor. The tribunal also rejected the tenant's undue hardship argument due to lack of up-to-date financial evidence, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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