1 Elm Cottages, Boreham Lane, Boreham Street, Wartling, Hailsham, East Sussex, BN27 1RS
Condition: Victorian former farm workers' cottage recently substantially refurbished with new kitchen, bathroom, rewiring, insulation, double glazing and replacement electric storage heating, though with a below-average EPC rating of F.
Evidence considered
- Landlord submitted a valuation from a local estate/letting agent recommending £1,500 pcm.
- Landlord provided comparable evidence of three-bedroom houses ranging from £1,300-£1,700, but these varied widely in type and location so required significant adjustment.
- Tribunal relied substantially on its own knowledge and experience of the local (Hailsham) rental market.
- Tenant did not submit separate comparable evidence, focusing instead on tenancy history and refurbishment disruption, which the tribunal could not factor into the valuation.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal accepted the landlord's proposed rent of £1,500 pcm, reflecting the property's recent comprehensive refurbishment (rewiring, new kitchen/bathroom, insulation, double glazing, new heating). Although the landlord's comparables varied widely in type and location and required significant adjustment, the tribunal, applying its own local knowledge, agreed the figure was appropriate for the property in its improved condition. The tenant's long tenancy, good payment history and hardship during refurbishment (living in a caravan) were not factors the tribunal could take into account in setting the open-market rent.
Read the original decision (PDF, GOV.UK)
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