23 Pierces Hill, Tilehurst, Reading, RG31 6RB
Condition: A dated 1970s semi-detached house in fair condition overall, with functional but basic kitchen and bathroom fittings and some minor historic repairs/decoration by the tenant.
Evidence considered
- No local comparable lettings evidence was provided by either party
- Landlord supplied an internal letting-agent memorandum suggesting £2000 pcm open market value, reduced to £1750 pcm reflecting condition
- Tribunal relied on its own general knowledge of market rent levels in Reading
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used its own knowledge of market rents in Reading to value the property at £2000 pcm if fully fitted and in good order, then deducted £200 pcm to reflect the dated, fair-condition kitchen and bathroom and minor defects, giving a determined rent of £1800 pcm. No comparable evidence of local lettings was submitted by either party, so the valuation relied on the tribunal's own expertise, supplemented by a landlord's internal memo citing an open market value of £2000 pcm reduced to £1750 pcm for condition.
Read the original decision (PDF, GOV.UK)
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