2nd Floor Flat, 7 Marlborough Street, Bath, BA1 2TX
Condition: An older, unmodernised upper-floor flat with disrepair including damp, draughty single-glazed sash windows, a non-locking door, and an inconveniently arranged bathroom/WC.
Evidence considered
- Tenant-provided comparable: a nearby letting on the same street at £980 per month (January 2025), considered alongside the tribunal's own knowledge of local rental values
- Landlord relied solely on Local Housing Allowance rate (£187.56/week) rather than comparable market lettings, which the tribunal implicitly gave limited independent weight
- Tribunal's own inspection findings on condition and configuration used to justify deductions from the open market rent
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal first assessed the open market rent for the property in good tenantable condition at £1,100 per month, based on its expert knowledge of local rental values and the comparable evidence submitted. It then applied a 25% deduction (£275) to reflect disrepair, the unconventional layout, and tenant-funded improvements, plus a further £75 deduction for lack of modern heating, absent carpets/curtains, and minor tenant-funded repairs. This produced a final determined rent of £750 per month, effective from the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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