55 Old Farm Close, Haywards Heath, West Sussex RH17 7GA
Condition: Modern two-storey terrace house with gas central heating and double glazing, considered in good order/modernised condition.
Evidence considered
- Landlord's Rightmove Property Assessment estimating £3,006 pcm (range £1,740-£4,272 pcm) - given no weight as it had no probative value and no explanation of methodology
- Tenant's evidence of a comparable Hyde-owned 2-bedroom house on the same street advertised at £863.20 pcm on an Intermediate Market Rent tenancy - given significant weight as persuasive, though not a strict letting comparable
- Tribunal's own expert and general knowledge of rental values in the Haywards Heath area
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal rejected the landlord's Rightmove automated valuation (showing an implausible £3,006 pcm estimate with a very wide range) as having no probative value. It instead relied on the tenant's evidence of a comparable Hyde-owned two-bedroom house on the same street, advertised at £863.20 pcm (though not yet let, so not a strict comparable), combined with the tribunal's own expert knowledge of local rental values. Since the maximum Intermediate Market Rent under the tenancy was capped at £863.20 pcm, the tribunal determined a full market rent of £1,079 pcm, which was higher than the landlord's original proposal, but the effective payable rent was capped at the intermediate maximum.
Read the original decision (PDF, GOV.UK)
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