Room 2, 62 Acton Street, Middlesbrough, TS1 3NA
Condition: No disrepair or tenant improvements noted; the room is smaller than the other three rooms in the shared student house.
Evidence considered
- Landlord provided 8 comparables in various streets at £450-585pcm, but most were for larger rooms
- Adjacent property (64 Acton Street) had larger rooms at £368pcm and a similar-sized room at £325pcm
- Tenant stated larger rooms in the area (TS1) were £300-350pcm but provided no supporting comparable evidence
- Tribunal relied on its own knowledge and expertise of local market rents given lack of close comparables for the smaller room size
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined market rent using its own knowledge and expertise, considering representations from both parties. It found the room was notably smaller than the other three rooms in the shared house, which reduced its value compared to landlord's comparables (mostly larger rooms at £450-585pcm and £368pcm at an adjacent similar property). A similar-sized room at the adjacent property let for £325pcm. No disrepair or tenant improvements were found to warrant adjustment, and the tenant's claim of financial hardship as a student was not accepted as sufficient grounds under s.14(7) to reduce the rent further.
Read the original decision (PDF, GOV.UK)
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