3 Wycliffe Road, Laira, Plymouth, Devon, PL3 6BZ
Condition: Small semi-detached house with minor settlement cracks, poor exterior decoration (flaking paint to fascia boards and render), and dated kitchen fittings and internal decoration.
Evidence considered
- Landlord provided a list of works/repairs over the last 10 years, mostly repairs rather than improvements, with limited weight given
- Landlord provided internet extracts of properties/rooms to let ranging from £507 to £997 pcm but with no evidence of actual rents achieved, given limited weight
- Tenant provided photographs showing poor external condition, settlement cracks and lack of redecoration
- Tribunal relied substantially on its own knowledge and experience of rental values in Plymouth and findings from the physical inspection
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open market rent for a tenantable property of this type in good order (with landlord providing white goods, carpets, curtains and responsible for internal decoration) at £800 per month, reflecting the benefit of a garage and garden. It then deducted £160 for the tenant's provision of white goods, carpets and curtains, dated kitchen fittings, and poor decoration/general disrepair not caused by the tenant, arriving at £640 per month. This was lower than the landlord's proposed £750 but above the previous rent of £450.
Read the original decision (PDF, GOV.UK)
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