9 Royal Train Shed, Milton Keynes MK12 5FH
Condition: Renovated historic listed building maisonette, but tenant provided evidence of decline/neglect in the common parts/external areas.
Evidence considered
- Tenant provided three comparables (one and two bedroom properties, rents £1185-£1275 pcm) but these were reduced-price listings and considered unreliable, including for size/type mismatch.
- Landlord provided comparables at £1450 pcm for similar-sized two bedroom properties in the same and nearby modern blocks, which the tribunal found consistent with its own knowledge.
- Tribunal used its own expertise and knowledge of local rental values to set a starting market rent of £1450 pcm.
- A £50 pcm deduction was applied for the external state/condition of the building, based on tenant's photographic and video evidence of neglect.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal rejected the tenant's comparables as unreliable (mismatched size/type and reduced-price listings) and instead relied on the landlord's comparables of similarly sized two-bedroom properties letting at £1450 pcm, combined with its own expertise, to set a baseline market rent of £1450 pcm for the property in good condition. It then applied a £50 pcm deduction to reflect accepted tenant evidence of decline in the external condition of the building, arriving at a determined rent of £1400 pcm. The tribunal found no sufficient evidence of undue hardship to justify delaying the effective date beyond the standard period.
Read the original decision (PDF, GOV.UK)
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