2 Exeter Road, Whiddon Down, Okehampton, Devon, EX20 2QT
Condition: Generally tenantable but with some minor wants of repair (moisture noted, minor cracking, mould patch, cold spot) and some white goods provided by the tenant rather than the landlord.
Evidence considered
- Landlord provided a floorplan and details of 2-bedroom properties advertised to rent at £900-£1,050 per month (asking rents, not achieved rents, given limited weight).
- No evidence of actual achieved comparable rents was provided by either party.
- Tenant provided no comparable evidence or photographs with the original application.
- Tribunal relied substantially on its own expert knowledge of rental values in the area to reach a full open market rent of £925 pcm, before deductions.
- Deductions of £30 for tenant-provided white goods and £20 for general wants of repair were applied based on submissions.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal used its own expert knowledge of rental values in the area, together with limited evidence of asking rents for comparable 2-bedroom properties (£900-£1,050 pcm) submitted by the landlord, to assess a full open market rent of £925 pcm for the property in good tenantable condition with standard white goods, carpets and curtains provided. It then deducted £30 to reflect the tenant's own provision of some white goods and £20 for minor outstanding wants of repair (moisture, cracking, mould, drafts), arriving at a determined rent of £875 pcm. The new rent took effect from the date specified in the landlord's notice as no undue hardship was claimed; a later application for permission to appeal (on the ground that the start date should be delayed until repairs were completed) was refused as having no realistic prospect of success.
Read the original decision (PDF, GOV.UK)
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