39 Albany Avenue, Blackpool, FY4 1QB
Condition: Semi-detached house with gas central heating and double glazing, in generally reasonable order but with a dated and worn, unmodernised kitchen.
Evidence considered
- Tenant provided four comparables (£695-£750 pcm) described as two-bedroom properties, but with little detail - disregarded due to lack of detail and being smaller properties.
- Landlord provided four comparables (£900-£950 pcm) with no detail on size or condition - also disregarded as comparable evidence due to lack of detail, though used as a general reference point.
- Tribunal relied mainly on its own expert knowledge of local rental values, starting from a notional £895 pcm for the property if modernised, then deducting £25 pcm for the unmodernised kitchen.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
Both parties submitted comparable evidence, but the Tribunal found both sets lacked sufficient detail (size, condition, location specifics) and disregarded them as direct comparables. Instead, using its own expert and general knowledge of the local market, the Tribunal set a notional market rent of £895 pcm for the property if modernised and in good order with white goods and curtains provided. It then deducted £25 pcm to reflect the unmodernised, dated kitchen, arriving at £870 pcm. The Tribunal had no power to delay the effective date for hardship reasons since the notice date was already in the future.
Read the original decision (PDF, GOV.UK)
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