5 Union Close, Hattersley, Hyde, Hyde, SK14 3GJ
Condition: Modern end-terrace house in good order, part furnished with items such as a settee, dining table, bed, and television.
Evidence considered
- Tenant provided online portal listings (Rightmove, OnTheMarket) suggesting a market range of £850-£1,000 pcm for comparable properties.
- Landlord provided five 2-bed terrace comparables in nearby areas ranging from £1,000 to £1,200 pcm.
- Tribunal noted comparables were generally for unfurnished properties and relied on its own expert knowledge to set an unfurnished baseline, then adjusted upward for furnishings provided.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The landlord proposed a reduced rent of £1,150 pcm (exclusive of utilities) in place of the existing £1,250 pcm all-inclusive rent, and the tenant challenged the amount proposed. The tribunal found both parties' comparables were generally for unfurnished properties and, using its own expertise, assessed the unfurnished market rent at £1,100 pcm. It then added £25 pcm for the part-furnishing provided by the landlord, giving a determined rent of £1,125 pcm exclusive of council tax and utilities, with no undue hardship found to justify delaying the effective date.
Read the original decision (PDF, GOV.UK)
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