61 Nelson Road, Ipswich, IP4 4DU
Condition: Semi-detached house in tired, dated condition with a damaged ceiling in one bedroom and signs of a leak around the bath.
Evidence considered
- Tribunal's own comparables: 3-bed terraced property in IP4 asking £1,100pcm
- 3-bed, 2-bathroom property in IP4 asking £1,350pcm
- 3-bed, 1-bathroom semi-detached property in IP4 asking £1,050pcm
- Landlord's comparables: 3-bed, 1-bathroom property in IP4 asking £1,200pcm (given most weight)
- Landlord's other comparables (IP2 at £1,150pcm, IP3 2-bed at £1,125pcm, CO11 2-bed at £1,250pcm over 10 miles away) given less weight due to differing location/size
- Garage excluded from valuation as landlord confirmed tenant had no use of it
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first assessed the open market rent for the property in good tenantable condition at £1,200pcm, based on comparable evidence from both parties and its own market knowledge, giving most weight to a similar 3-bed, 1-bathroom property in the same postcode. Following inspection, it reduced this figure to £1,050pcm to reflect the property's tired condition, dated kitchen and a damaged bedroom ceiling that fell below the standard expected of a modern tenancy. The garage was excluded from the valuation as the landlord confirmed the tenant had no use of it.
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.