Room 2, 23 Stockport Road, Ashton-under-Lyne OL7 0LA
Condition: A ground-floor ensuite room in a shared HMO, fully furnished, with common areas found to be in good condition despite some tenant complaints about maintenance responsiveness.
Evidence considered
- Comparable rents (~£650 pcm) for similar rooms in the same building, given most weight
- Tenant's wider Tameside comparables (£575-£695 pcm), considered too distant and given little weight
- Tribunal's own expert knowledge and general knowledge of rental values in the area
- Tribunal's inspection via video link showing condition of property and common areas
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal relied primarily on comparable rents for other rooms in the same building (around £650 pcm) provided by the tenant, giving these most weight over the tenant's wider Tameside comparables (£575-£695) which were considered too distant. It also had regard to its own expert knowledge, inspection via video link, and the landlord's evidence on condition and facilities. Balancing the tenant's complaints about minor maintenance issues against the landlord's evidence of good communal facilities, the tribunal set the market rent at £700 pcm, finding no further adjustment necessary, and found insufficient evidence of undue hardship to justify a later start date.
Read the original decision (PDF, GOV.UK)
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