Reasons - 7A Tankerville Place, Jesmond Newcastle upon Tyne NE2 3AT
Condition: Flat with defective electric heating and immersion heater, no hot water supply, and extensive mould growth with poor decorative condition.
Evidence considered
- Tenant's schedule of nearby listings; shared-accommodation comparables disregarded as different market sector
- Neighbouring flats at 7B/7D Tankerville Place (£675) given limited weight as date of rent agreement unknown
- Five 1-bed furnished comparables from tenant ranging £595-£875 pcm, mostly around £700-£725 pcm
- Landlord's letting agent valuation estimating £895-£995 pcm based on Rightmove comparables
- Landlord's Rightmove printouts showing 1-bed furnished flats mostly £925-£950 pcm; one at £850 pcm (dated Feb 2022) given less weight; one at £1,200 pcm asking rent given less weight as inconsistent/unclear specification
- Tribunal's own knowledge of local market rents used alongside evidence
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal set a baseline market rent of £925 pcm for the property assuming good condition with efficient heating and hot water, based on comparable evidence (giving most weight to consistent landlord comparables around £925-£950 pcm, tenant comparables around £700-£725 pcm, and its own market knowledge, while discounting shared-accommodation, 2-bed, and outlier/unclear comparables). It then deducted 10% for inadequate heating and hot water and a further 15% for poor decoration and extensive mould, producing an adjusted figure of £693.75, rounded to £695 pcm.
Read the original decision (PDF, GOV.UK)
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