3 York Gardens, Wisbech, Peterborough,PE13 2EE
Condition: Dated property requiring general upgrading, including kitchen and wet room, with a temperamental thermostat and shed needing repair, though landlord maintains it is well maintained and habitable.
Evidence considered
- Landlord's comparables of three-bedroom bungalows in Wisbech let at £1,250 and £1,100 pcm
- Landlord's comparables of six two-bedroom bungalows in Wisbech let at £875-£1,000 pcm
- Tenant's comparables of a basement flat (£825), detached bungalow (£950), maisonette (£700) and ground floor flat (£725), which the tribunal found less comparable than the landlord's bungalow evidence
- Tribunal's own general knowledge of local rental values used to set a modernised market rent of £1,100 pcm before condition and improvement deductions
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first assessed the rent the property would achieve if modernised and in good condition at £1,100 pcm, based on landlord comparables of similar bungalows in Wisbech and its own expertise, finding the tenant's non-bungalow comparables less relevant. It then deducted £150 for the property's dated condition and need of repairs/upgrades, and £50 to reflect improvements made by the tenant, arriving at a determined rent of £900 pcm, slightly below the landlord's proposed £910 pcm. The tribunal also found the landlord's rent increase notice valid despite an omitted date, as other parts of the notice made the intended commencement date clear.
Read the original decision (PDF, GOV.UK)
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