134 Market Street, Tottington, BL8 3LS,Tottington,,BL8 3LS
Condition: Property in poor repair with damp and mould, damaged bathroom fittings, worn carpets, misted double glazing, and unfinished plasterwork.
Evidence considered
- Landlord's agent cited three nearby lettings with rents ranging £750-£995 pcm, given some weight
- Agent's opinion that a fully refurbished property would command £1,200 pcm, and in current condition £795 pcm
- Tenant's unevidenced opinion that rental value was £650-£700 pcm, given limited weight
- Tribunal's own inspection findings on disrepair used to justify a £200 pcm deduction from the comparable 'good condition' rent of £950 pcm
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal valued a comparable property in good condition at £950 pcm, based on agent evidence of nearby lettings ranging £750–£995 pcm, then deducted £200 pcm for disrepair and lack of modernisation (poor plasterwork, damp/mould, damaged bathroom, misted double glazing, worn carpets) to reach £750 pcm. The tenant's lower estimate (£650–£700) was not specifically evidenced with comparables. The tribunal also exercised discretion under s14(7) to delay the rent increase taking effect until the decision date due to the tenant's financial hardship, rather than backdating it to the notice date.
Read the original decision (PDF, GOV.UK)
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