58 Belshill Close Wallsend NE28 9XD
Condition: Ground floor flat in a 1970s terrace, generally serviceable but with a dated electric fuse box, dated bathroom and old carpets.
Evidence considered
- Landlord submitted a written rental valuation from a local estate agent stating rental value of £650 pcm
- Tenant submitted written representations citing disrepair (dated electrics/heating, some dampness, old bathroom and carpets) and offered £507-£536 pcm if property brought to good standard
- Tribunal relied on its own knowledge and experience of market rents for similar properties in the area, with no specific external comparable evidence produced
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first set a market rent of £630 pcm assuming the property was in reasonable order, based on its own knowledge of local market rents rather than specific comparable evidence. It then deducted £20 for a dated electric fuse box and £10 to reflect the tenant having replaced a washing machine that the landlord failed to replace, arriving at £600 pcm. Disrepair issues raised by the tenant such as dampness and old heating were found not to warrant further deduction, as the heating was serviceable and no dampness was found.
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.