369 Ringwood Road, Parkstone, Poole, Dorset, BH12 4LT
Condition: Dated bungalow in need of modernisation with timber rot, damp and mould in the porch, mixed glazing, though kitchen and bathroom in good condition.
Evidence considered
- Tenant comparable: semi-detached bungalow in Coombe Bissett (Salisbury) at £1,100 pcm, given limited weight due to being over 20 miles from the subject property
- Tenant comparable: detached bungalow in Ringwood at £1,400 pcm, given more weight as local and broadly similar accommodation
- Landlord relied on general local rental search rather than specific comparables, given no particular weight
- Tribunal used its own expert knowledge to set an open market rent of £1,500 pcm before adjustments
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal first set a hypothetical open market rent of £1,500 pcm based on limited comparable evidence, its own expert knowledge, and adjustments for the property's location beside a busy road and a shared driveway used by an engineering firm, which was found likely to cause noise and inconvenience. It then applied a 15% aggregate deduction from that figure to reflect general disrepair (5%, including longstanding timber decay and damp not attributable to tenant refusal of access), partial single glazing and tenant-provided white goods (5%), and tenant-provided carpets and curtains (5%), excluding any value attributable to a boiler replacement which was not treated as a landlord improvement. This produced a final determined rent of £1,275 pcm, effective from 1 September 2025 as stated in the landlord's notice, with no hardship extension sought.
Read the original decision (PDF, GOV.UK)
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