115 Broadwater Street East, Worthing, West Sussex, BN14 9AP
Condition: Dated Victorian terraced house with neglected fabric, rot-infested single-glazed windows, no gas/central heating, and tenant-installed kitchen/bathroom fittings in need of refurbishment.
Evidence considered
- Landlord provided comparable evidence of neighbouring 117 Broadwater Street East, recently let at £1,050 per month, given some weight
- Landlord's agent cited unverified rental range of £1,300-£1,400 pcm for similar properties in reasonable condition, but with no written evidence, given little weight
- Tenant's comparable at 113 Broadwater Street East was a protected Rent Act 1977 tenancy and given very little weight
- Tribunal relied on its own knowledge and experience of the Worthing rental market to assess rent in good condition before applying a condition deduction
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal rejected the tenant's argument that a verbal 25-year-old agreement fixed the rent permanently, finding it commercially implausible for a 17-property landlord portfolio and that the rent could be varied. It assessed the property's market rent in good condition with modern amenities at £312 per week (£1,350 pcm), using its own local knowledge alongside limited comparable evidence. It then applied a 50% deduction (£156 per week) to reflect disrepair including lack of central heating, rotten single-glazed windows, absence of white goods/carpets, and the need for internal refurbishment, arriving at a determined rent of £156 per week (£676 pcm) effective from the date of the tribunal's directions. Figures were converted from weekly rent (£100 current, £175 proposed, £156 decided) multiplied by 52 and divided by 12.
Read the original decision (PDF, GOV.UK)
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