39 Southern Terrace, Plymouth, Devon, PL4 7LS
Condition: A Victorian terraced house that had undergone extensive renovation but still had unresolved decoration, mould and garage door issues, and lacked a fridge and washing machine at the time of inspection.
Evidence considered
- Landlord provided online valuation tool estimates (Onthemarket.com: £1,002–£1,723 pcm) and agent guide prices (£1,100–£1,400 pcm), averaging £1,331 pcm, but no specific comparable let properties
- Tenant did not provide any comparable rental evidence, instead arguing a fair rent of £900 pcm given condition issues
- Tribunal relied on its own knowledge and experience of rental values in Plymouth, informed by inspection and photographic evidence of condition
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open-market rent for a fully refurbished 4-bedroom Victorian end-of-terrace house at £1,350 pcm based on its own knowledge of Plymouth rental values, having regard to online valuation tools and agent estimates submitted by the landlord (no direct comparable lettings were produced). It then deducted £150 pcm to reflect remaining poor decorative condition/mould issues and the absence of white goods (fridge/washing machine), arriving at a determined rent of £1,200 pcm, effective from the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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