9 Shop Lane, New Barnetby, Barnetby, North Lincs DN38 6DU
Condition: Older rural property with grant-funded heat pump, insulation and solar panels but with unfinished plaster, damaged carpets, and two blown double-glazed units.
Evidence considered
- Tenant's ONS data: average 2-bed rent in North Lincolnshire £596 pcm
- Tenant's four local comparables (two-bed houses/cottages) advertised £650-£700 pcm, including a nearby Barnetby comparable given significant weight
- Landlord's five comparables (two-bed houses/cottages) advertised £775-£995 pcm, but located further away and given reduced weight
- Tribunal relied substantially on its own expert knowledge of local rental values to set a baseline 'good condition' rent of £875 pcm before adjustments
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent of the semi-detached house, if modernised and in good order comparable to the evidence, at £875 pcm, based on its own expertise and the comparables provided (giving most weight to a nearby Barnetby comparable, though it was smaller and more modern, and reduced weight to other more distant comparables). It then deducted 20% (£175) to reflect grant-funded improvements (air source heat pump, insulation and double glazing) which the tenant had arranged and should not have to pay extra rent for, arriving at a determined rent of £700 pcm. The tribunal also found no undue hardship justifying a delayed start date, 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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