185 South Coast Road, Peacehaven, East Sussex, BN10 8NS
Condition: 1950s semi-detached bungalow refurbished in 2023 but suffering ongoing significant damp and mould, a defective heating system, and overflowing drains discharging effluent into the garden at the valuation date.
Evidence considered
- Landlord provided 3 rental comparables in the area ranging from £1,500 to £1,600 pcm, given reasonable weight though differing in bedrooms, detached status, or garage provision
- Tenant and landlord each submitted detailed Rent Appeal Statements with photographs and inventories
- A damp survey dated 19 May from a specialist damp company was submitted
- Tribunal inspection of the property confirmed condition issues
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from an open-market rent of £1,480 pcm for the property in good condition, based on the landlord's comparable evidence and its own professional judgement. It then applied a £440 pcm deduction to reflect the lack of white goods (other than hob/oven), a defective heating system, significant damp and mould to the main walls, and overflowing drains discharging effluent into the garden, which represented a health hazard at the valuation date. This produced a determined market rent of £1,040 pcm.
Read the original decision (PDF, GOV.UK)
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