189 Bristol Road, Frampton Cotterell, Bristol, BS36 2AW
Condition: The tenant evidenced various instances of disrepair, defects and general wear and tear (mould, cracking, water damage, deterioration of decorations and fittings), though the landlord's inspection found fixtures and fittings in good working order.
Evidence considered
- Tenant provided four Rightmove comparable bungalow lettings ranging from £925-£1,400 pcm in nearby villages/towns.
- Landlord provided five comparable lettings of two-bedroom terraced/semi-detached/detached houses in Bristol suburbs ranging from £1,350-£1,700 pcm, noting scarcity of like-for-like detached bungalows.
- Landlord obtained an email opinion from a local letting agent suggesting an average rent of around £1,500 pcm, though the agent had not inspected the property and extended the search radius.
- Tribunal relied substantially on its own expert knowledge of local market rents, adjusting a notional 'modernised and good order' starting rent downward for condition/wear and tear and for an adjacent site location.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first determined a notional market rent of £1,300 pcm for the property if modernised and in good order, drawing on the comparable evidence from both parties and its own expertise, since no truly like-for-like detached bungalow comparable existed. It then deducted £75 pcm to reflect deterioration in condition and general wear and tear since the tenancy began in 2017, and a further £25 pcm to reflect the property's location adjacent to a neighbouring site with amenity concerns, arriving at £1,200 pcm. As this matched the rent proposed in the original Section 13 notice (later increased by the landlord in her statement to £1,500 pcm), and the tenant raised no undue hardship, the new rent took effect from the date in the original notice.
Read the original decision (PDF, GOV.UK)
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