Middle Cottage Robin Hood Whatstandwell Matlock Derbyshire DE4 5HF
Condition: Unmodernised two-bedroom cottage with some condensation issues; tenant had made various improvements (kitchen, heating, doors, fireplace, flooring, white goods, carpets/curtains) at their own cost.
Evidence considered
- Landlord submitted comparable 2-bedroom properties in the locality ranging from £850 to £950 pcm, considered helpful and relevant
- Landlord cited a previous Tribunal decision applying deductions of £200 pcm for tenant improvements, used as a reference for adjustments
- Tribunal relied on its own expert knowledge of local rental values alongside the landlord's comparables
- Tenant did not submit specific comparable evidence but detailed around £20,000 of improvements made to the property
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal assessed a notional market rent of £800 pcm for the property if modernised and in good condition, based on landlord-submitted comparables (£850-£950 pcm for similar 2-bedroom properties) and its own expert knowledge. It then deducted £30 for the property's unmodernised condition and £170 for improvements and fittings (e.g. shower/tiling, white goods, curtains) provided by the tenant that they should not have to pay rent on, arriving at £600 pcm. No deduction was made for condition issues such as condensation.
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.