Room 5, 64 Telephone Road, Southsea, Portsmouth, Hampshire, PO4 0AY
Condition: A room in an HMO (loft double bedroom with en-suite shower room/WC) in a converted terraced house, with gas central heating, double glazing and carpeted flooring, rent inclusive of bills and council tax.
Evidence considered
- Tenant submitted SpareRoom listings in the PO4 postcode showing en-suite double rooms letting at £600-£755 pcm, bills included, including rooms in the same street as the subject property.
- Tenant provided detailed critiques of the landlord's three comparables (Garnier Street, Victoria Road North, Milton Road), arguing each had premium features (kitchenettes, conservatories, private gardens, full refurbishments) not present at the subject room.
- Landlord submitted a 'Best Price Guide' with three local comparables let at £795-£800 pcm, said to be similar one-bedroom house shares with en-suite.
- Tribunal preferred the tenant's evidence as more realistic, also applying its own general knowledge of local rental values.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the tenant's comparable evidence (local SpareRoom listings and detailed critiques distinguishing the landlord's comparables, which had superior features such as kitchenettes, conservatories and private gardens) more persuasive than the landlord's comparables. Applying its own expert knowledge of local rental values, the tribunal concluded the market rent for a room of this type and condition, inclusive of bills and council tax, was £750 pcm, the same as the existing rent, so no increase was justified. A separate procedural dispute over the validity of the landlord's representative authorisation under rule 14 did not affect the outcome since the tribunal still considered the landlord's evidence on its merits.
Read the original decision (PDF, GOV.UK)
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