29 Gould Close, Newbury, West Berkshire, RG14 5QN
Condition: Flat with previously reported minor defects (electrical, plumbing, shower, flooring, washing machine, kitchen) now resolved, but with electric storage heating only and worn carpets/white goods.
Evidence considered
- Tenant provided asking prices for similar modern flats locally, showing rents of £1,100–£1,200 pcm
- Landlord provided asking prices for similar modern flats, showing £1,150–£1,200 pcm on the same estate and £1,400 pcm elsewhere
- Tribunal relied on its own general knowledge of market rents in and around Newbury
- Landlord had offered a staged increase concession (£1,075 then £1,150 pcm) which was referenced but not adopted
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used its own knowledge of local market rents, supported by both parties' asking-price evidence of £1,100–£1,400 pcm for similar flats, to find a fully fitted market rent of £1,200 pcm. It then deducted £150 pcm to reflect the absence of central heating (only electric storage heaters) and worn carpets/white goods, arriving at a determined rent of £1,050 pcm. Previously reported minor disrepair issues were found to have already been resolved by the valuation date and so did not further reduce the rent.
Read the original decision (PDF, GOV.UK)
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