34 Germander Place, Conniburrow, Milton Keynes, MK14 7DP
Condition: Semi-detached house with central heating and double glazing, but with mould in bedrooms, worn carpets, heating not fully working, and tenant excluded from use of the garage/driveway included in the tenancy.
Evidence considered
- Landlord's agent emails citing asking rents of £1,450-£1,550 pcm for comparable 3-bed properties in the area, given limited weight as these were asking (not achieved) rents and for superior properties
- A second agent's view (no evidence of inspection) suggesting £1,450-£1,500 pcm for a 3-bed house in the locality
- Tribunal's own inspection of the property used to assess condition and comparability
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal disregarded the landlord's financial circumstances, the tenant's long tenure without rent increases, and historic rent levels, focusing solely on open-market rent for comparable accommodation. It gave reduced weight to the landlord's comparable evidence as it comprised asking (not achieved) rents for properties with superior fit-out, and applied a discount to reflect wear and tear and the tenant's loss of use of the garage and driveway (which formed part of the demised premises but was occupied by the landlord). Balancing these factors against the landlord's evidence of £1,450-£1,550 pcm, the tribunal determined a market rent of £1,375 pcm, below the proposed £1,400 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.