3 Edgeware View, Leeds, LS8 5NJ

From the tribunal's valuation

Under section 14(1) of the Housing Act 1988 (as amended), the Tribunal is required to determine the rent at which the Property might reasonably be expected to let in the open market by a willing Landlord at the beginning of the new period specified in the Landlord’s notice. Relevant Tenant improvements or failure of the Tenant to comply with the terms of the tenancy are to be disregarded. Historic issues relating to the tenancy or the personal circumstances of the Landlord are not taken into account. The personal circumstances of the Tenant are only considered if an application for hardship has been made. … The Tribunal found that this was a two bedroom property but the absence of a door to the attic bedroom was a factor to be taken into account in assessing the rental value. … Relying on its own expertise and general knowledge of rental values in the area, and the comparables provided by the Landlord and the Tenant, the Tribunal considers that the market rent of the subject Property modernised and in good order would be in the order of £ 795.00 pcm. This is the rent we would expect the property to let for in the open market at the valuation date and if it was in the same general condition as the comparable properties including having a door to the second bedroom. Given the absence of a door the Tribunal considered that if the rent would be reduced to £770.00 pcm 17.

An extract. To keep people's names out, any sentence that might contain one is left out (marked …). The full reasons are in the original decision.

The original

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