45 Sweetlands Corner, Kents Hill, Milton Keynes, Buckinghamshire, MK7 6DR
Condition: Modern semi-detached house in need of redecoration and repairs throughout, below standard expected of new lettings, with disputed disrepair and access issues.
Evidence considered
- Landlord's comparable: an 'identical' house let at £1,350 pcm per Zoopla, given significant weight
- Landlord's comparable: short-term let at £2,490 pcm, considered less relevant
- Landlord's comparable: similar but larger 3-bedroom lets at £1,450 and £1,650 pcm
- Tenant argued landlord's comparators had superior specification (modernised kitchens/bathrooms, extra reception rooms/garden features) not present in subject property
- Tribunal used its own expertise to value property in good repair with white goods and loft access at £1,375 pcm, then deducted for condition, missing white goods and lack of attic access, but offset partly due to tenant's restriction of landlord's access for repairs
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent disregarding the parties' personal circumstances, prior rent history and ability to pay, focusing instead on comparable lettings and the property's actual condition. It found the property would achieve £1,375 pcm if in good repair with white goods and loft access, but reduced this to reflect wear and tear, missing white goods and restricted attic access, while also factoring in that the tenant had limited the landlord's ability to carry out repairs. Balancing these factors, the tribunal determined a market rent of £1,300 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.