96 Limbury Road Luton LU3 2PL
Condition: The property was found to be in need of repair, renewal and redecoration, with disrepair including a leaking bathroom affecting the kitchen/lounge ceiling, heating problems, a window that would not fully close, and missing keys for lounge windows/door.
Evidence considered
- No comparable rental evidence was submitted by either party.
- Landlord stated similar 3-bedroom properties let for around £1,500-£1,600 pcm, but provided no supporting evidence.
- Tenant provided photographs of disrepair (leaking bathroom affecting ceiling/lighting, heating issues, window not closing, missing keys) which the tribunal gave greatest weight to over the landlord's description of 'overall good condition'.
- Tribunal relied on its own knowledge and experience of the market, applying a condition-based discount to the rent the property could otherwise achieve.
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
The landlord proposed increasing rent from £1,300 to £1,550 pcm. Neither party submitted comparable rental evidence, but the tribunal noted the landlord's statement that similar 3-bed properties let around £1,500-£1,600 pcm. There was a clear conflict between the tenant's evidence (photographs showing disrepair including a leaking bathroom affecting ceilings/lighting, heating faults, a window that would not close, and missing window/door keys) and the landlord's description of the property as in good condition. The tribunal preferred the tenant's photographic evidence, found the property in need of repair, renewal and redecoration, and applied a discount to the £1,550 figure the property could otherwise command, determining a market rent of £1,425 pcm effective from 6 October 2024.
Read the original decision (PDF, GOV.UK)
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