Flat 13A, Carder Place, Beechcroft Court, Cannock, Staffordshire, WS11 1JA
Condition: First-floor room (bedroom with en-suite) in converted house with shared kitchen, double glazing and an electric heater, with some disputed maintenance issues (oven damage, internet speed).
Evidence considered
- Landlord cited lettings of similar HMO rooms with private bathrooms at adjoining properties (Carder Place/Tawny Place) in 2026 at £600-£625 pcm.
- Tenant disputed demand levels, citing a long void period for a comparable room.
- Tribunal relied on its own expert knowledge of local rental values alongside the comparables submitted, arriving at a market rent of £580 pcm before adjustments.
- Deductions made for unresolved cooker/oven damage (£25) and poor internet speed (£15).
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open-market rent for the room (including services) at £580 pcm, based on its own expertise and comparable HMO lettings in adjoining properties at £600-£625 pcm. It then deducted £25 for unresolved cooker/oven damage and £15 for inadequate internet speed, arriving at a determined rent of £540 pcm. Due to evidence of undue hardship from the tenant (car finance costs), the tribunal postponed the effective date of the new rent to the date of its determination rather than the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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