12 Corelli Road, Basingstoke, Hampshire, RG22 4NB
Condition: Property was in good decorated condition at start of tenancy but shown in a generally untidy state by 2024, with tenant-caused wear (stained carpets, odours, damaged flooring) disregarded by the tribunal.
Evidence considered
- Landlord's agent advice that market value for a similar-sized property is £1,650-£1,700
- Landlord's list of other modern Basingstoke properties with asking rents of £1,550 and above
- Tenants' comparable of a smaller end-of-terrace house let for £1,345 (given less weight due to fewer rooms/no garage)
- Photographs showing property condition at start of tenancy and in 2021/2024
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined the open market rent using its own knowledge of rental values in Basingstoke plus comparable asking rents provided by both parties. It rejected the tenants' argument that the property should be treated as two-bedroomed, finding the third room usable as a bedroom/study. It also rejected adjustments for condition, noting the property was in good order at the start of the tenancy and any deterioration was attributable to tenant occupation, which must be disregarded; carpets, curtains and white goods supplied by the landlord were treated as standard for such a letting.
Read the original decision (PDF, GOV.UK)
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