31 Heathcote Street, Stone, Dartford, Kent, DA2 6GT
Condition: Nearly new, energy-efficient semi-detached house (EPC B) with air source heat pump heating and double glazing on a recently built development.
Evidence considered
- Landlord's agent provided evidence of two new lettings of the same house type at £1,875 and £1,895 pcm
- Landlord's agent provided evidence of two tenancy renewals at £1,885 and £1,875 pcm
- Landlord's agent cited Zoopla/Rightmove asking rents for similar properties between £1,950 and £2,100 pcm (given less weight as asking rather than achieved rents)
- Tenant provided no comparable rent evidence, only a dispute over provision of blinds
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal relied mainly on the landlord's agent's recent actual lettings and renewals of identical house types on the same new-build development, finding this a distinct micro-market. It started from a comparable open-market rent of £1,875 pcm but deducted £10 pcm to reflect the tenant's claim that blinds were not provided as agreed, arriving at £1,865 pcm. No tenant evidence of comparables was submitted, and no undue hardship evidence was provided 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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