208 Southbourne Road, Eastbourne, BN22 8RG
Condition: Generally reasonable decorative order with modernised kitchen and bathroom, but some minor defects (cracked bath panel, missing tile) and a leaning boundary fence not the landlord's responsibility.
Evidence considered
- Tenant's Rightmove extract and four three-bed comparables ranging £1,250-£1,350 pcm, mostly smaller with less garden/parking than the subject property - given more weight
- Landlord's seven comparables ranging £1,595-£1,800 pcm for unfurnished three-bed houses with garden/parking, but considered of little relevance due to differences in age, character and locality
- Tribunal relied substantially on its own knowledge and expertise of local rental values
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the landlord's comparables of limited relevance due to differences in age, character and locality, and preferred the tenants' lower comparables, though noting those properties were smaller and lacked similar garden/parking. Using its own expertise, the tribunal assessed the property's market rent if modernised and in good order at £1,500 pcm, then deducted £25 pcm to reflect condition issues (excluding the fence, which was not the landlord's responsibility), arriving at £1,475 pcm. The tribunal also found no undue hardship evidenced by the tenants, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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