Room 3, 23 Stockport Road, Ashton Under Lyne, OL7 0LA
Condition: Furnished HMO room with reported maintenance issues including blocked drains, pest presence, and lack of cleaning in communal areas.
Evidence considered
- Tenant provided comparable room listings in the locality ranging from £475-£575 pcm
- Tenant cited other rooms within the same block (shared bathroom) let recently at £595-£600 pcm, and a larger ensuite room increased to £660 pcm
- Landlord provided two comparable rooms in the same block advertised at £650 pcm (non-ensuite, shared bathroom)
- Tribunal treated current lettings within the same block as the best evidence, finding a range of £595-£650 pcm for similar double rooms with shared bathrooms
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found comparables from both parties relevant but gave most weight to current lettings of similar rooms within the same HMO block, which ranged from £595-£650 pcm for double rooms with shared bathrooms. Relying on this evidence together with its own expert knowledge of local rental values, the tribunal determined a market rent of £600 pcm, lower than the landlord's proposed £625 pcm, without making any further condition-related adjustments.
Read the original decision (PDF, GOV.UK)
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