148 Fairmead Avenue Westcliff on Sea SS0 9SB
Condition: Ground floor purpose-built flat with damp on a flank wall, failed window seals, a stuck bathroom window, loose ceiling wallpaper and a poorly ventilated windowless kitchen, otherwise with central heating and double glazing.
Evidence considered
- Tenant cited four one-bedroom flats at rents of £815-£925 pcm and a two-bedroom flat at £950 pcm
- Landlord cited seven one-bedroom flats at rents of £900-£1095 pcm, some with double bedrooms, private gardens and on-site parking
- Tribunal relied on its own general knowledge of rental values in the area alongside both parties' comparables
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open market rent for the property in good, modernised condition at £975 pcm, based on its own expert knowledge and comparable evidence from both parties. It then deducted £100 to reflect single-person occupation restriction, damp to the flank wall, poor kitchen ventilation and the tenant's own white goods, arriving at a determined rent of £875 pcm (noting the decision text also references £900 in places, but the rent determined as stated at the top of the decision and in the valuation table is £875 pcm).
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