Room 2, 21 Lockwood Scar, Huddersfield, HD4 6BL
Condition: Fully furnished room with ensuite in an HMO, with communal facilities in poor condition including a prolonged broadband outage and a removed sofa.
Evidence considered
- Tenant provided two comparable rooms on the same street advertised at £350 pcm and £320 pcm
- Landlord provided a comparable room in a neighbouring property advertised at £365 pcm (no ensuite) and further comparables in the locality ranging from £390 pcm to £560 pcm
- Tribunal relied on own expert knowledge of local rental values alongside the comparables and current rent
- Photographs of the communal living area and landlord's admissions about the condition of shared facilities were used to justify a downward adjustment
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first assessed the market rent at £400 pcm for the room modernised and in good condition, based on comparables from both parties and its own expert knowledge of the local market. It then deducted £40 pcm to reflect the poor condition of communal facilities, including a broadband outage lasting over seven months and the removal of a communal sofa, arriving at a determined rent of £360 pcm, unchanged from the existing rent.
Read the original decision (PDF, GOV.UK)
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