Flat 2, 56 Bromwich Street, Bolton BL2 1JE
Condition: A first-floor converted flat with gas central heating, carpets, cooker, washing machine, fridge and double glazing, though the tenant alleged unresolved issues including a flooding bathroom and an unusable fridge, unsupported by evidence.
Evidence considered
- Landlord comparable: 36 Clivedale Place, Bolton - two-bedroom purpose-built flat, rented for £750 pcm in July 2025; treated as the only true comparable but given limited weight due to age (9 months) and property type difference (purpose-built vs conversion)
- Landlord also submitted a property management system extract showing similar properties ranging £750-£900 pcm, mostly asking/market prices rather than agreed lettings
- Tenant submitted property portal extracts showing similar properties ranging £573-£670 pcm, but these were not found more persuasive than the landlord's evidence
- Tribunal relied substantially on its own expert and general knowledge of local rental values
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the landlord's one comparable (a similar two-bedroom flat let for £750 pcm) to be the only true comparable, but discounted its weight as it was nine months old and for a purpose-built flat rather than a conversion. Relying on this evidence plus its own expert knowledge of local rental values, the tribunal assessed the market rent of the subject property, modernised and in good order with landlord-provided white goods and curtains, at £775 pcm. No deductions were made for tenant-alleged disrepair (flooding bathroom, garden issues) as no supporting evidence was provided, and no undue hardship delay was granted as the tenant provided no evidence of hardship.
Read the original decision (PDF, GOV.UK)
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