127 Vicarage Way, Colnbrook, Slough, SL3 ORB;
Condition: Purpose-built maisonette with central heating, UPVC double glazing, carpets, curtains and white goods; original layout reversed so living room/kitchen and two bedrooms occupy what were originally lounge and kitchen.
Evidence considered
- Tenant cited a neighbouring flat reportedly let at £1,000 pcm (limited weight, no documentary support)
- Landlord submitted a Rightmove 'Best Price Guide' showing asking rents for two-bedroom flats of £1,150-£1,250 pcm within a 0.5 mile radius
- Landlord's letting agent highlighted two comparable properties on the same road marketed at £1,250 and £1,350 pcm, and noted one-bedroom flats being marketed at £1,200-£1,250 pcm
- Tribunal noted all comparable evidence was of asking rents rather than agreed/achieved rents, reducing its reliability
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal disregarded the historic/passing rent and focused on open-market evidence for comparable lettings, as required under s.14 of the Housing Act 1988. It gave limited weight to both parties' comparables because the tenant's example was anecdotal and the landlord's evidence consisted only of asking rents rather than agreed lettings. It also noted that although the property had been reconfigured to provide two bedrooms, its overall floor area was unchanged from the original one-bedroom layout, which tempered the achievable rent below the landlord's proposed figure, resulting in a determined market rent of £1,175 pcm.
Read the original decision (PDF, GOV.UK)
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