21 The Avenue, St Georges, Weston-super-Mare, Somerset, BS22 7RA
Condition: At the effective date the property had multiple outstanding repair issues (non-functioning immersion heater, malfunctioning boiler, ceiling leak/mould, defective windows, failed bath sealant, broken toilet, fencing) though most were later remedied.
Evidence considered
- Tenant submitted three Rightmove comparables: a 2-bed semi-detached house (£1,050 pcm), a 2-bed terraced house in the same locality (£1,000 pcm, found most persuasive), and a 4-bed end-terraced house (£1,350 pcm)
- Landlord submitted a 2-bed/2-bath flat (£1,200 pcm) and a 'Best Price Guide' of 15 comparables (flats, converted flats, houses, a bungalow) ranging £1,200-£1,350 pcm, given limited weight as not directly comparable property types
- Tribunal gave most weight to a comparable terraced house in the same street/locality as similar in age, build and style
- Tribunal also relied on its own expert knowledge of local rental values
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first assessed the open market rent for the property in good condition, favouring a nearby comparable terraced house of similar age, build and style over the landlord's less comparable flats/bungalow evidence, arriving at £1,000 pcm. It then applied a 10% deduction (£100) to reflect the property's disrepair at the effective date (works, though largely completed by the hearing, were outstanding on the notice's effective date) and a further £25 deduction for tenant-provided white goods/flooring and minor tenant-funded repairs, producing a determined rent of £875 pcm effective from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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