28 Park Road, Ashford, Surrey, TW15 1EY
Condition: The property showed poor decoration, damp and mould, dated fittings, and damaged flooring, with limited white goods provided by the landlord.
Evidence considered
- Tenant provided details of 3-bedroom properties to let in Ashford at asking rents of £1,645–£2,500 pcm
- Landlord cited two properties in Ashford/Staines at £2,250–£2,349 pcm and one in Ashford, Kent at £2,200 pcm (location considered less relevant)
- Tenant's photographs of disrepair (cracking, damp/mould, damaged flooring) were given significant weight; landlord provided no photographic evidence
- Tribunal relied substantially on its own knowledge of local rental values
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined an open-market rent of £2,200 pcm for the property in good, tenantable condition with full white goods, based on comparable evidence and its own knowledge of Ashford rental values. It then deducted £260 pcm to reflect the property's actual condition (poor decoration, damp/mould, dated fittings, damaged flooring), limited provision of white goods (only a cooker), and tenant-replaced floor coverings, arriving at a final rent of £1,940 pcm.
Read the original decision (PDF, GOV.UK)
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