56 Smeaton Avenue, Smethwick, Birmingham, B66 2EJ
Condition: Modern semi-detached house with lawn and driveway, appearing well maintained; tenant's unverified claims of mould and a faulty extractor fan were not given weight.
Evidence considered
- Landlord provided summary details of 29 houses to let in Smethwick and surrounding area via a lettings website
- Landlord provided a list of rents for six other houses on the same estate (two semi-detached, four detached) ranging from £1,225 to £1,295 pcm
- Two semi-detached comparables in the same street were rented at £1,225 pcm, matching the proposed rent, though house numbers were unconfirmed
- Tenant was unable to find any comparable properties within a half-mile radius
- Tribunal also relied on its own general knowledge of local rental values
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal relied on landlord-submitted evidence of rents for other houses on the same estate, particularly two semi-detached comparables in the same street let at £1,225 pcm, matching the landlord's proposed rent. Although house numbers for those comparables were not confirmed, the tribunal used its own expert knowledge of local rental values alongside the comparables to find a market rent of £1,225 pcm. No adjustment was made for alleged mould or a faulty extractor fan as the tenant provided no supporting evidence, and the tenant's proposed hardship claim (rent funded by Universal Credit) led the tribunal to delay the effective date rather than alter the rent amount.
Read the original decision (PDF, GOV.UK)
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