Flat 4, 37 Peel Street, Liverpool, L8 3SY
Condition: First floor flat in below-average condition, with damage to kitchen worktop and issues with bathroom decoration and flooring.
Evidence considered
- Agreed evidence of a recent letting of another flat in the same building at £700 pcm, given significant weight as directly comparable.
- Tenant's photographic evidence showing the subject property's poorer condition compared to refurbished flats in the building.
- Landlord's three one-bed comparables from the wider area ranging from £750 to £950 pcm, used to support the general market level.
- Tribunal's own expert knowledge of local rental values applied to reach the base figure before condition adjustment.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent for the modernised, good-condition comparator flats in the building at £700 pcm, based on an agreed comparable letting in the same building and the tribunal's own expertise. It then deducted £35 pcm to reflect the subject property's poorer condition (damaged kitchen worktop, bathroom decoration and flooring issues), arriving at a determined rent of £665 pcm. No undue hardship was found to justify delaying the effective date.
Read the original decision (PDF, GOV.UK)
Want the evidence, not just the decision?
Around half of the decisions in this database cite a problem with the evidence submitted — comparable tribunal outcomes are usually what decides these cases, for both sides. We're testing a paid evidence pack and a guided walkthrough of the application, built from this database.
Landlord evidence pack — from £15
Nearby tribunal outcomes, a rent level likely to survive a challenge, and an evidence pack in the format the tribunal expects — timed for when you serve a section 13 notice.
Register interest in the landlord packTenant pack — from £19
Whether challenging your rent increase is worth it, plus the comparable decisions to include with your MR1 application to the tribunal.
Register interest in the tenant packNot built yet — register your interest by email and we'll let you know when it's ready. This isn't legal advice; see the law and free advice options.