32 Gould Close, Newbury, West Berkshire, RG14 5QN
Condition: Flat with resolved minor historic defects, electrical storage heating only, and worn carpets and white goods.
Evidence considered
- Tenant provided asking prices for similar modern local flats showing rents of £1,100-£1,200 pcm
- Landlord provided asking prices for similar modern flats on the estate showing £1,150-£1,200 pcm, and £1,400 pcm for flats elsewhere locally
- Tribunal relied on its own general knowledge of market rent levels in and around Newbury
- No property inspection was carried out; assessment based on Google Streetview imagery and written submissions
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open market rent for this two-bedroom flat at £1,200 pcm based on its own knowledge of local market rents and asking-price evidence from both parties, on the assumption of reasonable decorative condition with fixtures fully fitted and in good order. It then deducted £150 pcm to reflect that the property has only electrical storage heating (not central heating) and worn carpets/white goods, arriving at a determined rent of £1,050 pcm. Minor historic disrepair issues were found to have been resolved by the valuation date, and the tenant's personal financial/health circumstances could not be reflected in the rent under the governing law.
Read the original decision (PDF, GOV.UK)
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