75 Willwood Avenue, Oakes, Huddersfield, HD3 4YB
Condition: Semi-detached house with evidence of damp/mould issues and a general lack of modernity, disputed between landlord and tenant.
Evidence considered
- Tenant cited an unsubstantiated claim that a neighbouring mirror-image semi was let at £410 pcm; given little weight due to lack of detail.
- Landlord submitted Facebook discussions, an estate agent email (£800-850 pcm), and several comparable listings (£850-£950 pcm for 2-bed properties in the area); given limited weight due to lack of supporting detail.
- Landlord's damp survey report confirmed presence of damp/mould, partially attributed to lifestyle but recommending repairs.
- Tribunal relied substantially on its own expert knowledge of local rental values rather than the comparables provided.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal gave little weight to either party's comparable evidence due to insufficient detail, and instead relied on its own expert knowledge to set a baseline market rent of £700 pcm for the property in good condition. It then deducted £55 pcm for evidence of damp, mould and leak issues and £35 pcm for a general lack of modernity, arriving at a determined rent of £610 pcm. A claim of undue hardship by the tenant was rejected due to lack of supporting evidence, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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