4 The Bay, 39 Crowstone Avenue, Westcliff On Sea, Essex, SS0 8FQ
Condition: Modern/new-build semi-detached town house; tenant alleged minor drainage, flooring, ventilation and microwave-space issues but these were unsubstantiated and found not to materially affect rental value.
Evidence considered
- Tenant provided no direct rental comparables, only general assertions that larger homes let for equal or lower rents.
- Landlord submitted six online comparables of 4-5 bedroom semi-detached/terraced houses in Westcliff and Leigh-on-Sea, ranging from £2,700-£4,000 pcm.
- Two closest comparators (5-bedroom terraced houses in Chalkwell) were marketed at £2,850 pcm.
- Landlord's original letting inventory and photographs from 2022 showed the property in new-build condition, but no recent condition evidence was available.
- Tribunal relied substantially on its own expert knowledge of local rental values given limited comparable evidence.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the tenant's unsubstantiated condition complaints would not materially affect rental value, given the landlord's evidence of new-build condition at letting and lack of recent photographs. With no direct tenant comparables, the tribunal relied on the landlord's six market comparables (adjusting for differences in property type and location), its own expert knowledge, and concluded a market rent of £2,700 pcm, matching the landlord's proposed figure.
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.