Flat 16 Principal Court, Firs Lane, Smethwick, West Midlands, B67 6EL
Condition: Ground floor flat with condition issues including damaged kitchen units and damp/mould, evidenced by photographs rather than inspection.
Evidence considered
- Landlord's schedule of 5 comparable 2-bed flats in Smethwick ranging £900-£1075 pcm; one outlier (£1075) excluded, remaining average £937 pcm but noted to be in significantly better condition
- Landlord's agent cited 7 other 2-bed flats managed on the same site letting between £825 and £900 pcm (average £862 pcm), confirmed lettings but lacking detail
- 8 tenant-submitted photographs used in lieu of a physical inspection to assess condition
- Tribunal's own general knowledge of local rental values used to cross-check comparables
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from a modernised market rent of £875 pcm, derived from its own knowledge plus landlord comparables (excluding one outlier) and 7 managed comparable lettings on the same site. It then deducted £60 for general condition, damaged kitchen units, damp/mould and water rates issues (partly offset by adjustments), arriving at £825 pcm. The tenant's claimed carpet replacement cost was dismissed for lack of evidence, and the start date was deferred by a month to 25 March 2026 due to undue hardship from the tenant's Universal Credit shortfall.
Read the original decision (PDF, GOV.UK)
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