49 Bede Burn View, Jarrow, NE32 5PQ
Condition: Dated accommodation with some outstanding repairs (conservatory roof leak, broken kitchen floor tiles, non-working gas fire) at time of determination.
Evidence considered
- Tenant cited two-bedroom flats in nearby South Shields letting for £550-£650 pcm and three-bedroom houses for around £825 pcm, as no comparable bungalows were available.
- Landlord cited online letting portal listings for similar properties ranging £1039-£1144 pcm (average £1091 pcm).
- Tribunal relied mainly on its own expert knowledge of local rental values rather than the submitted comparables, setting a modernised market rent of £980 pcm before adjustment.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used its own expert knowledge of local rental values to assess the property, if modernised and in good condition with landlord-provided white goods and curtains, at £980 pcm. A small deduction of 0.5% (£5) was applied because the tenant had replaced white goods themselves, giving a final market rent of £975 pcm. The outstanding repairs noted by the tenant did not result in a separate deduction, as the valuation already reflected the property's actual condition relative to a modernised comparator.
Read the original decision (PDF, GOV.UK)
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