49 Aster Way, Walsall WS5 4RX
Condition: Detached 3-bedroom house in reasonable condition but with tenant-made alterations (replaced carpets/laminate) and some outstanding repair issues raised by the tenant.
Evidence considered
- Neither party provided direct comparable letting evidence.
- Landlord's agent gave an opinion that market rent for 3-bedroom properties in the area was £1300-£1500 pcm, but this was unsupported by evidence.
- Tribunal relied on its own expert knowledge of local rental values to set a market rent of £1200 pcm before adjustments.
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal assessed an open market rent of £1200 pcm for the property in good tenantable condition, based on its own expert knowledge as no comparable evidence was submitted by either party. It then deducted amounts for property condition issues, tenant-funded improvements (carpets/curtains), and the tenant's liability for internal decoration, totalling £50, arriving at a determined rent of £1150 pcm. The new rent was directed to take effect from 1 January 2025 in light of hardship raised by the tenant.
Read the original decision (PDF, GOV.UK)
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