104 Sladepool Farm Road, Maypole, Birmingham, B14 5EF
Condition: Dated property with damp, worn kitchen and bathroom, cracked kitchen floor/walls, neglected garden, but benefiting from central heating, double glazing and a tenant-fitted EV charge point.
Evidence considered
- Landlord submitted two comparables of similar semi-detached houses in the same area let at £1,025 pcm and £1,095 pcm, described as 'fair condition', used to support a higher market rent
- Tribunal used its own expert knowledge of local rental values alongside the comparables to set a notional 'good condition' starting rent
- Tenant provided no comparable evidence but gave detailed evidence of defects (damp, worn kitchen/bathroom, cracks, poor garden) which the Tribunal used to justify deductions
- Landlord's evidence of recent improvements (new driveway and roof) was noted but did not prevent deductions for other defects
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal first assessed a notional market rent of £1,175 pcm for the property if modernised and in good condition, informed by two local comparables and its own expertise. It then deducted £130 pcm in total to reflect the property's defects (damp, worn kitchen/bathroom, cracks), tenant-provided white goods and curtains, and the tenant's liability to decorate, arriving at a determined rent of £1,045 pcm. No inspection or oral hearing was held; the decision was made on the papers.
Read the original decision (PDF, GOV.UK)
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