13G Rothsay Road, Bedford, MK40 3PP
Condition: Small basement flat in a converted period building, kept in good decorative order but affected by historic flooding and damp/humidity requiring a dehumidifier.
Evidence considered
- Landlord provided twelve one-bedroom flat comparables ranging from £750 to £895 pcm, but the tribunal found these not truly comparable as they were generally larger and/or on upper floors.
- Tenant provided evidence of historic flooding and insurance premium differences but no comparable rent evidence.
- Tribunal relied on its own expert knowledge of local rental values alongside the landlord's comparables to reach its figure.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal rejected the landlord's comparables of one-bedroom flats as not truly comparable, since the subject property is a small, cramped basement studio-like flat affected by historic flooding risk, which would deter some prospective tenants despite good decoration. Weighing its own expert knowledge of local rental values alongside the landlord's evidence, the tribunal set a rent below the landlord's proposed figure but above the existing rent, reflecting the property's limited appeal and flood risk.
Read the original decision (PDF, GOV.UK)
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