21 Soleme Road, Norwich, NR3 2 LJ
Condition: 1930s former council end-terrace with mould on bedroom walls, a non-working/condemned cooker, a roof leak, and an unresolved Improvement Notice from the local authority.
Evidence considered
- Tribunal relied on its own general knowledge of market rent levels in Norwich rather than specific comparables
- Landlord asserted comparable rents in the city could support around £1200 pcm, but provided no documentary evidence
- Tenant submitted photographs of disrepair (mould, water ingress, condemned cooker) used to justify a reduction from the open-market figure
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal first assessed the property's open-market rent in good condition, fully fitted, at £1200 pcm based on its own general knowledge of Norwich rental levels. It then applied a significant reduction of £300 to reflect the property's actual condition, including a lack of a working cooker, persistent minor repair issues, damp/mould, and an outstanding Improvement Notice which could seriously impede letting. This produced a determined rent of £900 pcm, higher than the current £650 pcm but below the landlord's proposed £925 pcm.
Read the original decision (PDF, GOV.UK)
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