11 Mayfield Road, Farnborough, Hampshire, GU14 8RS
Condition: Internally well maintained by the tenant though kitchen and bathroom dated; externally render cracked/flaking and rainwater goods, garage roof and extension roof in need of repair.
Evidence considered
- Landlord's agent provided a Rent Appeal Statement suggesting a market rent of £1,700-£1,750 per month, relied upon by the Tribunal as part of its assessment.
- Tenant provided statistics of private sector rent levels, considered but given less weight than the Tribunal's own knowledge.
- Tribunal relied primarily on its own judgement and knowledge of rental values in Farnborough to set a baseline market rent of £1,650 per month before adjustments.
- Deductions applied for tenant-provided white goods, carpets/curtains, double glazing, cavity insulation, dated kitchen/bathroom, and for landlord's outstanding repair obligations (gutters, external decoration, garage/extension roofs), totalling £380 per month.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal first confirmed it had jurisdiction despite a rent-review clause, finding the tenancy had become a statutory periodic tenancy. Using its own knowledge of local rental values alongside the parties' submissions, it assessed a full open-market rent of £1,650 per month for the property in good, tenantable condition with standard landlord provisions. It then deducted £380 per month to reflect tenant-provided fixtures (white goods, carpets/curtains, double glazing, cavity insulation), a dated kitchen and bathroom, and outstanding landlord repairs (gutters, external decoration, garage and extension roofs), arriving at a determined rent of £1,270 per month, effective from the date specified in the landlord's notice. Only tenant improvements made within the 21 years preceding the notice were treated as qualifying for an allowance under section 14(3)(a).
Read the original decision (PDF, GOV.UK)
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