303 Bickenhall Farm Cottage, Taunton, Somerset, TA3 6TX
Condition: Fair condition semi-detached house with dated kitchen and bathroom equipment and general wants of repair.
Evidence considered
- Landlord's agent provided three comparable lettings ranging from £1,400-£1,500 pcm, used to support a valuation of £1,200 pcm before further adjustment.
- Tribunal also relied on its own expert members' general knowledge of local rental values.
- Tenant did not provide comparable evidence but detailed property condition, lack of provided carpets/curtains/white goods, disrepair items, and tenant-funded improvements.
- Tribunal set a 'good condition' market rent of £1,350 pcm, then applied deductions for tenant-provided white goods, carpets/curtains, dated kitchen/bathroom equipment and general disrepair, totalling £430 pcm.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed a market rent for the property in good condition at £1,350 pcm based on the landlord's comparable evidence and its own expert knowledge of local rents. It then deducted £430 pcm to reflect the property's fair condition, including tenant-provided white goods, carpets and curtains, dated kitchen and bathroom fittings, and general disrepair, arriving at a determined rent of £920 pcm. The tribunal also noted the tenants now bear water charges previously paid by the landlord and treated tenant-carried-out works as landlord repair responsibilities rather than improvements.
Read the original decision (PDF, GOV.UK)
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