34 Virginia Gardens, Acklam, Middlesbrough TS5 8BX
Condition: Reasonably well presented purpose-built semi-detached house from circa 1965-1970 with kitchen and bathroom fittings in average condition.
Evidence considered
- Tenant's screenshots of online portal asking rents for Middlesbrough properties - given little weight as no agreed rents or terms shown
- Landlord's letting agent emails (Ashbrooks, Reeds Rain, Manners and Harrison) suggesting rents of £995-£1,500pcm - given little weight as they lacked property-specific detail or confirmation of inspection
- Landlord's screenshot of four asking prices for 3-4 bed properties in TS5 (£895-£1,250pcm) - given limited weight as lettings and terms unconfirmed
- Tribunal relied primarily on its own knowledge of the local rental market following inspection
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found both parties' comparable evidence of limited use: the tenants submitted only asking-rent screenshots with no evidence of agreed rents, while the landlord's letting agent emails and asking-price lists did not describe the subject property's attributes or confirm actual lettings. Lacking reliable comparable transactions, the panel relied on its own knowledge of the local rental market and the property's size, condition and location, making no specific adjustment for disrepair or tenant improvements, and determined a market rent of £950pcm effective from the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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