53 Firbank Grove, Leeds, West Yorkshire, LS15 0NY
Condition: Property in good general condition; minor issues raised (damaged blind, lounge door, unkept garden, perimeter wall/gate damage) were not considered significant enough to affect rental value.
Evidence considered
- Tenant provided internet research showing average asking rents for 3-bed houses in LS15 ranging £900-£1,600 depending on condition; given limited weight as not confirmed lettings.
- Landlord provided 6 comparable 3-bed semi-detached properties in the locality with rents £1,200-£1,475; three 'let agreed' comparables averaging £1,216 pcm were given most weight.
- 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 gave limited weight to the tenant's internet research as it did not reflect confirmed lettings, and instead focused on the landlord's six comparables, particularly three 'let agreed' 3-bedroom semi-detached properties averaging £1,216 pcm. Combining this evidence with its own expert knowledge of the local market, and finding the property in good condition with no significant defects, the tribunal determined a market rent of £1,200 pcm, with no adjustment needed. Due to the size of the increase causing potential undue hardship to the tenant, the tribunal deferred the effective date of the new rent from 31 August 2026 to 1 October 2026.
Read the original decision (PDF, GOV.UK)
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