2 Chestnut Crescent, Stoke Canon, Exeter, Devon, EX5 4AA
Condition: Dated house with some wear and tear, render falling off and damp patches noted by tenant, though with central heating, double glazing and replaced windows.
Evidence considered
- Landlord submitted a comparable at £1500 per month
- Tenant submitted a comparable of £1250 per month for a 5-bedroom property
- Tribunal also relied on its own general knowledge of local rental values
- Tribunal assessed open market rent in good condition at £1450 pcm, then applied a 12.5% deduction for condition issues and shared/paid-for utilities and tenant-provided curtains/white goods
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open market rent for the property in good condition at £1450 pcm, drawing on the parties' comparables and its own expert knowledge, then applied a 12.5% deduction to reflect the property's condition (wear and tear, damp, render issues), the tenant providing curtains and white goods, and shared utilities with an adjoining annexe. This produced a market rent of £1270 pcm. Given the tenant's hardship (being on benefits), the tribunal delayed the effective date of the increase to the date of the decision rather than the date proposed in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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