Reasons - 5 Alms Hill Glade, Sheffield, S11 9SS
Condition: Detached house with numerous defects including black mould in several rooms, leaking garage roof, faulty window beading, cracked plaster, defective bathroom fittings, and substandard landlord-supplied furniture.
Evidence considered
- Tenant provided a written description of defects and disputes, plus an email chain between the parties
- Tenant suggested some potentially comparable properties
- Tribunal relied primarily on its own inspection to assess condition and to itemise specific deductions for each defect
- No landlord comparable evidence referenced in the determination
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The Tribunal first assessed that the property would achieve £1,600 pcm on the open market if in good condition, based on its inspection and general market knowledge. It then made itemised deductions totalling £220 pcm for specific defects found at inspection (mould, leaks, faulty windows, loose tiles, damaged furniture, garage water ingress, missing door handle, uneven flooring), reflecting the property's condition being below that of a modern market let. This produced a determined market rent of £1,380 pcm, effective from 16 July 2023. Disputes between the parties over hedge-cutting responsibility and lease renewal were disregarded as irrelevant to market rent.
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.