Reasons - 18 Carlton Terrace Newcastle upon Tyne NE2 4PD
Condition: Large period terraced house generally in reasonable order but with inadequate/non-functioning central heating in places, non-working fireplaces, and single glazed front windows due to conservation area status.
Evidence considered
- Tenant submitted Rightmove letting particulars for a 5-bed, 4-bath terraced house on nearby St Mary's Terrace, asking £2,500pcm, said to have let below asking - tribunal found the subject property's internal condition not inferior, and gave some weight to this evidence
- Landlord cited a previous letting of the same property at £2,750pcm from January 2022, though tenant noted this was a 6-month summer letting with no heating issues
- Tribunal relied on its own knowledge and experience of market rents in the Jesmond/Central Newcastle area in addition to the comparable evidence
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal first resolved a dispute about the validity of the landlord's rent increase notice, finding that a later corrected notice (30 August 2023) was accepted as valid by the tenant, making the earlier notice dispute moot. On rent, the tribunal set a headline market rent of £2,500pcm for the large six-bedroom terraced house assuming reasonable order and non-HMO use, drawing on a comparable nearby letting and its own market knowledge. It then reduced this to £2,400pcm to reflect inadequate central heating, minor defects, and single glazing required by the property's conservation area/listed status.
Read the original decision (PDF, GOV.UK)
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