4 Gardens Crescent, Dewsbury WF13 3HF
Condition: Inner terrace in generally good structural/decorative repair but with a dated kitchen lacking white goods and a dated bathroom needing refurbishment, plus some landlord neglect (faulty socket, broken window catch, hole in bedroom wall) offset by tenant improvements (new flooring and decoration).
Evidence considered
- Neither party submitted comparable properties
- Landlord provided a lettable value assessment from letting agents, which the tribunal considered broadly in line with the local rental market
- Tribunal relied on its own expertise and knowledge of the rental area
- Deductions of £25 for landlord neglect items (faulty socket, hole in wall, broken window catch) offset against tenant decorative/flooring improvements, £50 for necessary kitchen/bathroom refurbishment, and £10 for tenant improvements, applied to the proposed market rent of £800
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the landlord's proposed rent of £800 was broadly supported by a letting agent's assessment and its own knowledge of the local market, taken as the market rent for the property in good condition. It then deducted £25 to reflect landlord neglect (faulty socket, broken window catch, hole in bedroom wall) netted against tenant decorative and flooring improvements, £50 for necessary kitchen and bathroom refurbishment, and £10 for further tenant improvements, arriving at a determined rent of £715 effective from the date specified in the section 13 notice.
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.