69 Station Road, Ossett, WF5 8AY
Condition: Ground floor flat with reported damp/mould, old single-glazed windows and an outdated kitchen.
Evidence considered
- Tenant provided three comparables: £750 pcm (2 bed flat), £795 pcm (2 bed flat), £825 pcm (2 bed terraced house)
- Landlord referred to an estate agent's valuation of £850 pcm but did not provide a report
- Tribunal relied substantially on its own expert knowledge of local rental values given the subject property's unique characteristics
- Tribunal applied a £25 pcm deduction from its starting valuation to reflect condition of kitchen and window frames
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal found the property's market rent in good condition would be £800 pcm, based on its own expertise and general knowledge of the area combined with the comparables and valuation evidence submitted by both parties, noting the subject property was somewhat unique and hard to compare directly. It then deducted £25 pcm to reflect the condition of the kitchen and window frames, arriving at a determined rent of £775 pcm, which matched the tenant's own suggested figure.
Read the original decision (PDF, GOV.UK)
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