15 Griffin Drive, Arleston, Telford Shropshire TN1 2NS
Condition: Modern 2022-built house in generally good condition but with reported maintenance issues including a possible rat infestation, loose floorboards and defective kitchen kickboards.
Evidence considered
- Landlord submitted a Rightmove 'Best Price Guide' schedule of comparable lettings in Telford ranging from £1,125-£1,175 pcm, but these were new-build properties of superior specification in a different suburb, so only partial weight given.
- Tenant raised condition issues (possible rat infestation, loose floorboards, defective kitchen kickboards, no curtains) which the tribunal used to justify a £75 pcm deduction.
- Tribunal relied on its own general knowledge and expertise of the Telford rental market in addition to the evidence submitted.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from a market rent of £1,100 pcm based on landlord comparables and its own expert knowledge, then deducted £75 pcm to reflect the tenant's unresolved maintenance issues (possible rat infestation, loose floorboards, defective kitchen kickboards, no curtains), arriving at a determined rent of £1,025 pcm, effectively unchanged from the existing passing rent.
Read the original decision (PDF, GOV.UK)
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