5 Avondale Road, Doncaster, DN2 6DE
Condition: Semi-detached house built around 1930 with fitted but worn carpets, a water-damaged kitchen floor covering, and poor exterior paintwork, though remedial disrepair works (following a Hazard Awareness Notice) had been completed before the rent increase took effect.
Evidence considered
- Landlord's agent report covering a one-mile radius for all property types (May 2025-May 2026) showing average rent £721 pcm - given little weight as not property-specific
- Seven specific landlord comparables of two/three-bedroom semi-detached properties (£750-£875 pcm), mostly larger, with more bathrooms, driveways, or new-build features - given some weight as context despite differences
- Tenant's reference to a website showing two comparables at £675-£700 pcm, but no supporting details provided - given little weight
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used the landlord's comparables as context despite most being larger or better specified (driveways, extra bathrooms, new-build), and applying its own expert knowledge, assessed the market rent of the property if modernised and in good order at £850 pcm. It then deducted £30 pcm to reflect the poor exterior paintwork, small bathroom, and wear/water damage to flooring, arriving at £820 pcm, which was below the landlord's proposed £825 pcm. The tribunal also delayed the effective date to 20 October 2026 due to the tenant's low income and resulting undue hardship from the increase.
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.