38 Marlborough Avenue, Goole, DN14 6JA
Condition: Generally reasonable condition with good kitchen and bathroom, but minor brickwork delamination, damaged pointing, and minor condensation dampness noted.
Evidence considered
- Comparable property in the same street listed at £695 pcm, from which £45 was discounted to reflect its recent refurbishment and to account for minor disrepair at the subject property
- Local authority letter noting hazards (fire detection, dampness, window restrictors) but remedial damp-proofing and electrical works had been signed off, so not significantly reducing rent
- Tribunal inspection of the property and photographs in the bundle informed the assessment
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal reduced the landlord's proposed rent, finding £680 pcm unachievable in the local market. Using comparable evidence of a similar property in the same street listed at £695 pcm, the tribunal discounted £45 to account for that comparator being recently refurbished and to reflect minor disrepair (delamination of brickwork and damaged pointing) at the subject property, arriving at £650 pcm. Local authority-identified hazards (fire detection, dampness, lack of window restrictors) were noted but not found to significantly reduce value given remedial works had been signed off.
Read the original decision (PDF, GOV.UK)
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