34 Norcott Close Dunstable, LU5 4AH

None · Decided 2024-11-26 · semi-detached house · 3 bed

Condition: Unmodernised semi-detached house with evidence of roof water ingress, mould/mildew, and little maintenance by the landlord, including a garage in severe disrepair.

Evidence considered

• Landlord submitted four comparable asking rents for three-bedroom properties (£1,450-£1,600 pcm), taken about a month after the proposed increase date, considered to reflect modernised condition
• Tenant disputed relevance of location/setting of landlord's comparables but submitted no alternative comparable lettings
• Tribunal member had personal knowledge of the property from a prior inspection in a previous case concerning the same property
• Tribunal applied a discount from the modernised market range to reflect poor condition and likely reliance of prospective tenants on Local Housing Allowance

Tenant submitted evidence: no. Landlord submitted evidence: yes.

Tribunal's reasoning

The tribunal started from the landlord's evidence of asking rents (£1,450-£1,600 pcm) for modernised comparable three-bedroom properties in the area, but found these needed adjustment because they were asking (not agreed) rents taken after the relevant date and because the subject property was unmodernised, with unresolved disrepair (roof ingress, mould, poor maintenance) evident since a prior inspection. It also considered that a prospective open-market tenant might rely on Local Housing Allowance given the property's poor condition. Weighing these factors, the tribunal determined a market rent of £1,050 pcm, below the landlord's proposed £1,150 pcm.