10 Pentillie Crescent, Plymouth, Devon, PL4 6NY
Condition: End of terrace Victorian house with renovated kitchen/bathroom (2022) but multiple unresolved disrepair issues including damp penetration, loose fittings and cracked walls.
Evidence considered
- Tenant submitted five comparable four-bedroom house lettings particulars, four in the range £1,200-£1,350 pcm and one at £1,600 pcm (with superior features), giving the Tribunal relevant local comparables
- Landlord's agent provided no comparable lettings evidence to support the proposed rent
- Tribunal also relied on its own expert, general knowledge of local rental values
- Deductions applied from assessed market rent for lack of curtains (£50) and for disrepair/defects (£200), based on an overall valuation approach rather than itemised costing
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The Tribunal first assessed the market rent for the property in good tenantable condition at £1,500 pcm, based on comparable lettings evidence submitted by the tenant and its own general knowledge of the local market, the landlord having provided no comparable evidence. It then deducted £50 pcm for the landlord's failure to provide curtains and £200 pcm for various disrepair and defects (damp penetration, loose fittings, cracked walls etc.) identified from photographs and submissions, applying an overall valuation approach rather than itemising each defect. This produced a determined market rent of £1,250 pcm, effective from the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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