3 Brereton Avenue Cleethorpes Lincolnshire DN35 7RP
Condition: Property showed considerable cracking to windowsills and walls, loose floorboards, missing boundary wall bricks and rotten skirting boards, with disputed claims about cause.
Evidence considered
- Landlord provided three comparable terraced houses in Cleethorpes: Bank Street (£850 pcm), Colson Place (£795 pcm), Elliston Street (£850 pcm) - given significant weight
- Tenant submitted photographs of cracking to windowsills and walls, used to justify a condition deduction
- Tribunal relied on its own expert/general knowledge of local rental values alongside the comparables
- Tenant did not provide comparable rental evidence, only an opinion on expected rent
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from a market rent of £850 pcm for the property if modernised and in good condition, based on its own expert knowledge and three landlord comparables of similar terraced houses in Cleethorpes. It then deducted £40 pcm to reflect the property's poor condition (evidenced by photographs showing cracking) and £10 pcm for laminate flooring improvements provided by the tenant, arriving at £800 pcm. The tribunal did not find undue hardship justifying a delayed start date, so the new rent took effect from the first new rental period after determination.
Read the original decision (PDF, GOV.UK)
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