4 Tofts Cottages, Newton, Stocksfield, NE43 7UL
Condition: End terrace house with reported damp/mould and rat infestation issues, heated by electric heaters rather than central heating.
Evidence considered
- Tenant cited a comparable property (1 Tofts Cottages) let by the same landlord in better condition, recently increased to £700 pcm
- Landlord submitted 8 comparables of 2-bed terraced houses in Corbridge and Stocksfield ranging from £750 to £1,395 pcm; given more weight as more detailed and numerous
- Tribunal assessed market rent in good condition at £950 pcm, then deducted £150 pcm for structural issues causing damp/pest ingress, giving a valuation of £800 pcm
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal preferred the landlord's more numerous and detailed comparables over the tenant's single comparable, assessing the property's market rent in good condition at £950 pcm. It then deducted £150 pcm to reflect structural issues causing damp (and possibly pest) ingress to the kitchen, arriving at an open-market valuation of £800 pcm. As the landlord's proposed rent of £750 pcm was lower than this open-market figure, the Tribunal determined the rent at the amount proposed by the landlord, £750 pcm.
Read the original decision (PDF, GOV.UK)
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