21 Clement Street, Gloucester, Gloucestershire, GL1 4JW
Condition: Fair condition, two-storey terrace house with dated kitchen and bathroom equipment and some outstanding repairs.
Evidence considered
- Landlord submitted two schedules of comparable lettings (12 properties ranging £940-£1,500 pcm and 10 properties ranging £1,100-£2,000 pcm), from which he derived a valuation of £1,275 pcm before adjusting down to £1,150 pcm proposed.
- Tribunal used landlord's comparables plus its own panel expertise and general knowledge of local rental values to set a market rent in good condition of £1,200 pcm.
- Tenants did not submit comparable lettings evidence but gave evidence (photographs) of disrepair, mice infestation, boiler and roof leak issues, and parking problems, used to justify downward adjustments.
- Tribunal applied deductions totalling £85 pcm for tenants' partial provision of white goods, partial provision of carpets/curtains, and dated kitchen/bathroom equipment plus outstanding repairs.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed a market rent in good tenantable condition at £1,200 pcm based on the landlord's comparable lettings evidence and its own expert knowledge of local rents. It then deducted £85 pcm to reflect the tenants' partial provision of white goods and carpets/curtains, and the property's dated kitchen/bathroom fittings and outstanding repairs, arriving at £1,115 pcm. Due to the tenants' representations of financial hardship, the new rent was ordered to take effect from the date of the decision rather than the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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