141 Castle Road, Castle Gresley , Swadlincote, DE11 9LJ
Condition: Semi-detached house with disputed issues including kitchen needing updating, some mould, reported boiler/radiator faults and roof leaks, though environmental health found no category 1 or 2 hazards.
Evidence considered
- Landlord submitted that similar properties in the area let for £750-£1,050 per month
- Tribunal relied on its own knowledge and expertise of rental values in the area to set a baseline open market rent of £850 per month
- Adjustments made for condition issues (kitchen, mould, roof leaks), absence of tenant-provided curtains/carpets/white goods, and tenant's liability for internal decoration (5%)
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed an open market rent of £850 per month for the property in good tenantable condition, based on its own expert knowledge and the landlord's evidence of comparable lettings (£750-£1,050 pcm). It then deducted £62 for condition issues (kitchen update, mould, roof leaks), £50 for the absence of tenant-provided curtains, carpets and white goods, and 5% (£42.50) for the tenant's liability to redecorate, arriving at a determined rent of £695 per month.
Read the original decision (PDF, GOV.UK)
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