288, Bexley Lane, Sidcup, Kent, DA14 4JG
Condition: Semi-detached house with a garage, driveway and front/rear gardens; at the valuation date it had disrepair including damp/mould and a shower-room leak into the kitchen ceiling, a defective central heating system, an unusable garage with an asbestos roof under a Hazard Awareness Notice since 2023, and windows/doors needing maintenance — some of this was later remedied by the landlord in December 2025.
Evidence considered
- Landlord: Blenheim Road, 3-bed semi with 2 bathrooms and garage, let at £2,250 pcm
- Landlord: Rowley Avenue, newly refurbished 3-bed semi with garage, let at £2,250 pcm
- Landlord: Maylands Drive, asking £2,150 pcm; Eynswood Drive, 3-bed semi with off-road parking (no garage), asking £2,150 pcm
- Landlord: Lewis Road, 3-bed new-build maisonette, let at £2,050 pcm; Stansted Crescent, 3-bed semi with garage and parking, let at £2,050 pcm
- Landlord: Sidcup Hill, 3-bed semi with parking (no garage), asking £2,000 pcm; Selborne Avenue, 3-bed bungalow, let at £2,000 pcm
- Tenant: an October 2025 expert report and a 2023 risk-management report corroborating disrepair — non-functional radiators, boiler failures, a shower leak into the kitchen, bathroom mould, electrical safety concerns, damp/mould in the small bedroom, defective windows, and an unstable garage roof
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the property suffered disrepair at the valuation date (damp/mould, a leaking shower room, defective heating, an unusable garage and windows needing maintenance) that would cause a prospective tenant to adjust their bid, even though the landlord later carried out repairs. Relying on the landlord's comparables and its own market knowledge, it valued the property in good order at £2,200 pcm, then deducted 25% (£600) for the disrepair, giving £1,600 pcm.
Read the original decision (PDF, GOV.UK)
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