34A Green Street, High Wycombe, HP11 2RA
Condition: Dated, basic kitchen and bathroom with signs of rising damp and condensation-related mould, inconvenient split-level layout above a commercial unit, solid wall construction prone to damp, worn carpets.
Evidence considered
- Landlord's agent asserted two-bedroom flats on the same road let for £1,200-£1,500 pcm, but no specific comparable evidence was submitted by either party.
- Tribunal relied on its own knowledge of the local market, finding comparable two-bedroom flats let or marketed at £1,100-£1,300 pcm, though these were mostly modern purpose-built flats with parking and better layouts/finishes.
- Tribunal adjusted down from that range to reflect the subject property's inferior condition, layout, lack of parking, and location above commercial premises.
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal assessed market rent using its own knowledge of comparable two-bedroom flats in the area (£1,100-£1,300 pcm), as neither party produced specific comparable evidence. It then discounted significantly from that range because the subject property is above commercial premises, has no parking, an inconvenient split-level layout, dated kitchen/bathroom, and damp/condensation issues due to solid wall construction. Taking these condition and locational factors into account, it determined a market rent of £750 pcm, with the new rent effective from the inspection date rather than the notice date to avoid undue hardship to the tenant.
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.