335 Bradford Road, Brighouse HD6 4BS
Condition: Traditional terraced house with central heating and double glazing, but with an extensive list of outstanding maintenance issues evidenced by photographs.
Evidence considered
- Tenant provided three advertised (not achieved) comparables of two-bedroom terraced houses in Brighouse, each at £675 pcm
- Tribunal relied on its own expert knowledge of local rental values alongside the tenant's comparables
- No comparable evidence submitted by the landlord
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal assessed the market rent for the property if modernised and in good condition at £675 pcm, based on the tenant's advertised comparables (two-bedroom terraced houses in Brighouse at £675 pcm) and its own expert knowledge, despite these being asking rather than achieved rents. It then deducted £70 pcm to reflect an extensive list of outstanding maintenance issues evidenced by photographs, arriving at £605 pcm. As this was a reduction from the existing rent, the tenant's request for a later effective date to avoid hardship was unnecessary, and the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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