4 Arcot Road, Birmingham. B28 8LZ
Condition: Semi-detached house with gas central heating and double glazing but suffering from moisture ingress, missing internal doors and general wear and tear.
Evidence considered
- Landlord's agent provided comparable rents ranging from £1200-£1350 pcm for similar properties
- A specific comparable letting at 138 Tenby Road for £1100 pcm, considered similar size but less prestigious area and no driveway
- Additional comparables for two-bedroom properties ranging from £850-£1150 pcm
- An earlier agent email suggesting £1000 pcm would be acceptable was also noted
- Tribunal applied deductions from the £1000 market rent for condition, tenant improvements, tenant-provided fittings, and tenant's decoration liability
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open market rent for the property in good condition at £1,000 pcm based on landlord-submitted comparables and its own market knowledge, then deducted £125 for the property's disrepair, tenant-funded improvements, tenant-provided fittings and the tenant's decoration liability, arriving at £875 pcm. The new rent was directed to take effect from the date of the tribunal's inspection rather than the notice date due to tenant hardship.
Read the original decision (PDF, GOV.UK)
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