2 Sharpthorne Villas, Top Road, Sharpthorne, East Grinstead, West Sussex RH19 4NS
Condition: Older semi-detached house with unmodernised accommodation, damp and mould causing Category 2 HHSRS hazards, deteriorating windows and outbuildings in poor repair.
Evidence considered
- Landlord submitted a schedule of 5 comparables (£1,600-£2,600 pcm) but without adverts, photos, amenities or room sizes, so given limited weight.
- Landlord's representative gave oral opinion evidence that a modernised property would achieve around £1,850 pcm.
- Tenant's representative gave oral opinion evidence that a refurbished property would achieve around £1,750 pcm.
- Environmental Health Officer's report following HHSRS inspection confirming Category 2 hazards for damp/mould given particular weight.
- Tribunal relied on its own knowledge/expertise of local rental values for houses in East Grinstead and nearby villages to set a modernised benchmark rent before adjustments.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from a notional rent of £1,800 pcm, reflecting what the property would achieve if modernised and in good condition, based on its own expertise and the parties' broadly consistent oral estimates (£1,750-£1,850 pcm). It then deducted a total of £550 pcm to reflect the property's actual poor condition: damp and mould (Category 2 HHSRS hazard), lack of modernisation, the tenant's unlawful liability for heating system costs, and general disrepair to the property and outbuildings, while disregarding tenant-funded improvements. This produced a determined rent of £1,250 pcm, coincidentally matching the landlord's original proposal. Due to the tenant's pensioner status and resulting hardship from the increase, the new rent was ordered to take effect only from the date of the tribunal's decision rather than the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
Want the evidence, not just the decision?
Around half of the decisions in this database cite a problem with the evidence submitted — comparable tribunal outcomes are usually what decides these cases, for both sides. We're testing a paid evidence pack and a guided walkthrough of the application, built from this database.
Landlord evidence pack — from £15
Nearby tribunal outcomes, a rent level likely to survive a challenge, and an evidence pack in the format the tribunal expects — timed for when you serve a section 13 notice.
Register interest in the landlord packTenant pack — from £19
Whether challenging your rent increase is worth it, plus the comparable decisions to include with your MR1 application to the tribunal.
Register interest in the tenant packNot built yet — register your interest by email and we'll let you know when it's ready. This isn't legal advice; see the law and free advice options.