328 Bramford Road,IP1 4BB
Condition: 1890s end-terrace house with double glazing and central heating, generally in good external condition but with disputed carpet condition, missing white goods and curtains, and some tenant-carried-out repairs/improvements.
Evidence considered
- Landlord cited around six similar nearby two-bedroom Victorian brick/tile terraced houses let or to let in late 2024, ranging £950-£1100 pcm, given significant weight.
- Tribunal's own general knowledge of market rent levels in Ipswich used as a baseline (£950 pcm for a fully fitted property in good order).
- Tenant's submissions on condition (floor repairs, disputed carpets, minor improvements) considered to justify a £25 pcm deduction.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used its own knowledge of Ipswich market rents, supported by landlord-provided comparables of similar nearby two-bedroom Victorian terraces letting for £950–£1100 pcm, to value the property at £950 pcm if fully fitted and in good order. It then deducted £25 pcm to reflect missing white goods, absent curtains, and disputed carpet condition, arriving at a determined rent of £925 pcm, matching the landlord's originally proposed rent.
Read the original decision (PDF, GOV.UK)
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