6a New Meeting Street Oldbury B69 4DG
Condition: Property has ongoing damp and mould issues subject to a council improvement notice, no fitted carpets/curtains as claimed by tenant, and a leaking shower scheduled for repair.
Evidence considered
- Landlord cited three comparable flats in the same building (£900-£1000 pcm) plus a Best Price Guide Report for the surrounding area
- Tenant cited other flats in the same building (£850-£950 pcm) and disputed landlord's highest comparable as not reflecting market terms (long-standing tenancy, asylum seeker letting)
- Tenant cited external comparables of 2-bed flats ranging £850-£995 pcm
- Tribunal set a starting market rent of £875 pcm using its own expert knowledge, then deducted £50 pcm for condition issues (damp/mould, repairs) to reach £825 pcm
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal weighed comparable evidence from both parties relating to similar flats in the building and the surrounding area, alongside its own expert knowledge, to set a baseline market rent of £875 pcm for the property in good condition. It then deducted £50 pcm to reflect the property's condition, particularly ongoing damp and mould issues subject to a council improvement notice, arriving at a determined rent of £825 pcm.
Read the original decision (PDF, GOV.UK)
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