6 Mount Road, Willenhall, West Midlands, WV13 3JZ
Condition: An older, dated two-bedroom terraced house with central heating and double glazing, showing mould attributed largely to condensation from inadequate ventilation rather than disrepair.
Evidence considered
- Tenant provided five comparable 2-bedroom properties in the local area ranging from £895 to £950 pcm, which the tribunal gave significant weight to.
- Landlord provided six comparable properties ranging from £1,000 to £1,250 pcm, including larger or different property types (bungalow, larger semi-detached), considered less directly comparable.
- Tenant also cited neighbouring properties on the same street let at £700 and £850 pcm, though these were not formally adopted in the valuation.
- Photographic evidence of mould/damp was considered, but a professional damp report attributed this mainly to condensation rather than structural disrepair.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used the tenant's comparable evidence together with its own expert knowledge to assess a market rent of around £925 pcm for this dated two-bedroom terraced house, then deducted £25 pcm to reflect the property's dated condition and mould issues (found to be largely caused by condensation/ventilation rather than disrepair), arriving at £900 pcm. As this represented only a £5 increase over the previous rent, no allowance for undue hardship to the tenant was needed despite her disability and limited income.
Read the original decision (PDF, GOV.UK)
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