138 Blackamoor, Lane Maidenhead, SL6 8RL
Condition: Fair decorative order overall but with a large settlement crack, several minor repair issues, a small dated kitchen, and tenant-provided white goods, carpets and curtains.
Evidence considered
- Landlord supplied particulars of other 3-bedroom properties available to rent locally for £1,950 to £2,400 per month
- Tribunal relied on its own knowledge and experience of rental values in the area (no independent tenant evidence submitted)
- Property inspected on the papers only, noting condition issues (settlement crack, small dated kitchen, wants of repair) used to justify deductions
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from an open-market rent of £1,900 pcm for the property in good order with landlord-provided white goods, carpets, curtains and garage, based on the panel's own knowledge of local rental values and landlord-supplied comparables of £1,950-£2,400 pcm for 3-bed properties in the area. It then deducted £345 pcm in total to reflect the tenant's provision of white goods (£30), carpets (£50) and curtains (£15), a small dated kitchen (£100), the tenant-owned garage (£75) and general outstanding repairs (£75), arriving at a determined rent of £1,555 pcm effective from the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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