48 Peake Avenue Nuneaton CV11 6DW
Condition: Property had outstanding repair issues noted by the local council and raised by the tenant, affecting its condition.
Evidence considered
- Tenant cited a newly built nearby property rented at £1300 pcm, considered in better condition than the subject property
- Tenant submitted a Rightmove listing for a comparable property let agreed at £1325 pcm
- Tenant provided council inspection letter and schedules of remedial works required at the property
- Landlord cited an average market rent of £1400 pcm for 3-bed semi-detached homes in the area
- Landlord cited a 3rd floor apartment let that week for £995 pcm as a comparator
- Tribunal also relied on its own expert knowledge of local rental values
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal weighed comparable evidence from both parties, including the tenant's evidence of a better-condition new-build property and a Rightmove listing, against the landlord's cited average area rent and a recently let apartment. Accounting for the property's current state of repair and condition, including unresolved issues flagged by the council, the tribunal set a rent below both parties' figures based on its own expert knowledge of local rental values. The effective date was deferred to the decision date due to tenant hardship.
Read the original decision (PDF, GOV.UK)
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