8 Penney Close, Dartford, Kent, DA1 2NE
Condition: 1960s terraced house with gas central heating and double glazing, but with ongoing bathroom mould, past water leak damage to a ceiling, and unfinished kitchen base unit panels.
Evidence considered
- Tenant's independent rental valuation (Move Market analysis) suggesting £1,480 pcm, given limited weight against landlord's more localised comparables.
- Tenant's three comparable three-bedroom terraced houses marketed at £1,550-£1,600 pcm.
- Landlord's agent Best Price Guides covering three radii (1/4 mile, 1/2 mile, 1 mile) listing 3-bed houses from £1,700-£2,400 pcm; tribunal gave more weight to the closer-radius guides (up to £2,000 pcm) than the wider one (up to £2,400 pcm).
- Tribunal's own knowledge of local rental values used to set a baseline 'modernised and in good order' rent of £1,800 pcm before condition-based deductions.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal set a baseline market rent of £1,800 pcm for the property if modernised and in good condition, based on its own expertise plus comparable lettings evidence from both parties (giving more weight to the landlord's closer-radius comparables than the wider one, and less weight to the tenant's lower valuation). It then deducted £165 pcm overall for lack of a refrigerator (£15), dated equipment/disrepair and defects including the kitchen and ceiling damage (£50), and loss of amenity from unresolved mould (£100), arriving at a determined rent of £1,635 pcm. No undue hardship was claimed, so the new rent took effect from the date in the landlord's original notice.
Read the original decision (PDF, GOV.UK)
Want the evidence, not just the decision?
Around half of the decisions in this database cite a problem with the evidence submitted — comparable tribunal outcomes are usually what decides these cases, for both sides. We're testing a paid evidence pack and a guided walkthrough of the application, built from this database.
Landlord evidence pack — from £15
Nearby tribunal outcomes, a rent level likely to survive a challenge, and an evidence pack in the format the tribunal expects — timed for when you serve a section 13 notice.
Register interest in the landlord packTenant pack — from £19
Whether challenging your rent increase is worth it, plus the comparable decisions to include with your MR1 application to the tribunal.
Register interest in the tenant packNot built yet — register your interest by email and we'll let you know when it's ready. This isn't legal advice; see the law and free advice options.