78 Velveteen Crescent, Worsley, Greater Manchester, M28 3ZQ
Condition: The property is in good, modernised condition with central heating, double glazing and wood floors; prior repair issues raised by the tenant had been resolved before the valuation date.
Evidence considered
- Tenant comparables: three nearby terraced/semi-detached houses on the same street and in Heyfields, Worsley, advertised or let at £1325-£1550 pcm, given most weight due to detail on bathrooms/parking
- Landlord comparables: several 'identical unit' terraced houses on the same street at £1420-£1445 pcm and a semi-detached comparator at £1435 pcm, given less weight due to lack of detail and an inaccurate property brochure
- Semi-detached comparables from both parties given least weight as not directly comparable to the subject terraced house
- Tribunal's own expert knowledge of local rental values also relied upon
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The landlord proposed increasing rent from £1375 to £1420 pcm. The tenant and landlord each submitted several comparables for nearby terraced and semi-detached houses ranging from about £1325 to £1550 pcm. The tribunal gave less weight to the landlord's comparables (which included an inaccurate brochure and lacked detail) and to comparables for semi-detached properties, preferring the tenant's more detailed evidence. Having regard to all evidence and its own expert knowledge, the tribunal valued the property in good, modernised condition at the same level as the current rent, £1375 pcm, finding no grounds for deduction and no undue hardship, 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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