25 Lavers Road, Birtley DH3 1HH
BackdatedThe new rent took effect from 1 April 2026, before the decision was made. Backdating was allowed under the pre-Act rules.
In short
The landlord proposed £700 a month, up from £450 a month. The tribunal determined a rent of £650 a month for a three-bedroom house in DH3, effective from 1 April 2026. With no rental comparables from either party, it valued the property from its own knowledge at £700 a month in good order, then deducted £25 for condition issues including condensation and £25 for fittings provided by the tenant, and it refused the tenant's hardship request for lack of evidence.
The panel relied mainly on its own knowledge of local rents.
Summary written by an AI model from the published decision and checked automatically for names and figures. How
Also in the decision
- The panel relied on its own knowledge of local rents
- The tenant applied for a later start on hardship grounds
Where the figures came from
- Rent before
- “…akes effect 01 April 2026 REASONS FOR THE DECISION Background 1. On 18 February 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £700.00 per calendar month(pcm) in place of the existing rent of £450.00 pcm to take effect from 01 April 2026. 2. On 05 March 2026, under Section 13(4)(a) of the Housing Act 1988, the Tenant referred the Landlord's notice proposing a new rent to the T…”
- Asked for
- “…termined £650.00 per calendar month Date the new rent takes effect 01 April 2026 REASONS FOR THE DECISION Background 1. On 18 February 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £700.00 per calendar month(pcm) in place of the existing rent of £450.00 pcm to take effect from 01 April 2026. 2. On 05 March 2026, under Section 13(4)(a) of the Housing Act 1988, the Tenant refer…”
- Tribunal set
- “…ary Homes Date of Application 05 March 2026 Type of Application Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal Members Mr N Swain MRICS - Chair Ms S Johnson Date of Decision 28 May 2026 Rent Determined £650.00 per calendar month Date the new rent takes effect 01 April 2026 REASONS FOR THE DECISION Background 1. On 18 February 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988…”