Room C, 5 Cromwell Road Luton LU3 1DP
Condition: An en-suite room within a converted Edwardian HMO house, fair external condition, with communal kitchen/laundry, double glazing and central heating.
Evidence considered
- Both parties submitted details of comparable rooms in similar local HMOs, though there was disparity in what was included in those rents (e.g. bills, services).
- Tenant cited local rooms let at significantly lower rents and a Government Local Housing Allowance figure of about £433 pcm, but the tribunal gave this limited weight as LHA can be set below open market value.
- Landlord's comparables suggested a range of £720-£850 pcm.
- Tribunal relied mainly on its own general knowledge of market rent levels in Luton rather than placing determinative weight on either party's comparables.
Tenant submitted evidence: unknown. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined the market rent using its own general knowledge of rent levels for similar all-inclusive HMO rooms in Luton, setting the figure at £700 pcm fully fitted and in good order. It found nothing in either party's comparable evidence or submissions (including a tenant complaint about cleaning standards) sufficient to justify a different figure, noting the tenant's reliance on Local Housing Allowance figures was not a reliable indicator of open market value. The decided rent of £700 pcm, lower than the landlord's proposed £725 pcm but above the tenant's suggested range, took effect from 30 October 2025.</reasoning_summary> <parameter name="tenant_submitted_evidence">true
Read the original decision (PDF, GOV.UK)
Want the evidence, not just the decision?
Around half of the decisions in this database cite a problem with the evidence submitted — comparable tribunal outcomes are usually what decides these cases, for both sides. We're testing a paid evidence pack and a guided walkthrough of the application, built from this database.
Landlord evidence pack — from £15
Nearby tribunal outcomes, a rent level likely to survive a challenge, and an evidence pack in the format the tribunal expects — timed for when you serve a section 13 notice.
Register interest in the landlord packTenant pack — from £19
Whether challenging your rent increase is worth it, plus the comparable decisions to include with your MR1 application to the tribunal.
Register interest in the tenant packNot built yet — register your interest by email and we'll let you know when it's ready. This isn't legal advice; see the law and free advice options.