77 Langdale Avenue, Levenshulme, Manchester M19 3WS
Condition: Property has a dated, "tired" kitchen and bathroom and reported recurring black mould issues.
Evidence considered
- Landlord provided four Rightmove comparables (£1300-£1450 pcm) for three-bedroom houses in Levenshulme; three were discounted as refurbished to a higher standard than the subject property
- Broom Lane comparable (£1300 pcm terraced house) treated as directly comparable
- Tenant provided a property portal listing of a similar property on the same street advertised at £1250 pcm, treated as directly comparable
- Tenant's anecdotal evidence of a neighbour's rent (£1100 pcm for a semi-detached) was noted but not given significant weight
- Photographic evidence of the property's condition (tired kitchen/bathroom, mould) was used to justify a downward adjustment
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from a market rent of £1300 pcm for the property if modernised and in good condition, based on its own expertise and the parties' comparables. It then applied a 4% (£50) deduction for the property's tired, dated kitchen and bathroom condition, arriving at a determined rent of £1250 pcm. The tenant's hardship request to delay the start date was rejected due to lack of detailed 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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