364 Whitehall Road, Bristol, BS5 7BT
Condition: The property was found to be in very poor condition, with widespread damp, distorted floors, cracking, mould and disrepair requiring comprehensive refurbishment.
Evidence considered
- Tribunal relied on its own knowledge and judgement of rental values in Bristol rather than specific comparable evidence submitted by either party
- Landlord's representative estimated £1,400 pcm for the property in good condition and £1,100 pcm in its actual condition
- Tenant submitted a 1998 valuer's report noting historic defects, and 220 photographs showing current condition
- Adjustments made for tenant-provided boiler, white goods, floorings, curtains, basic kitchen fittings, bathroom fittings and general disrepair totalling £600 pcm deducted from the open-market figure
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The Tribunal first assessed an open-market rent of £1,400 pcm for the property if let in condition usual for such a letting, based on its own knowledge of Bristol rental values. It then deducted £600 pcm to reflect tenant-provided items (boiler, white goods, floorings, curtains/fittings), basic kitchen and bathroom fittings, and significant general disrepair found on inspection, arriving at a determined rent of £800 pcm. The conservatory was excluded from living accommodation as a lean-to utility space, and qualifying tenant improvements (e.g. shower, WC) were factored into the adjustments rather than the landlord's proposed figure.
Read the original decision (PDF, GOV.UK)
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