4 Blackberry Grove Bishops Cleeve Gloucestershire GL52 8WL
Condition: Modern detached house in generally good order but with scaled water pipework, damaged kitchen unit and shower doors, and past mould issues now remedied.
Evidence considered
- Tenant cited other larger properties advertised at £1,400 pcm and suggested a rental value of £1,450-£1,500 pcm
- Landlord cited comparable properties in Gloucester and Hucclecote advertised at £1,400 and £1,500 pcm
- Tribunal relied on its own expert knowledge of local rental values alongside the landlord's comparables to set a base modernised rent of £1,600 pcm
- Deductions applied from the base rent for scaled water pipes (£20), damaged kitchen/shower doors (£50) and historic mould affecting health (£50)
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open-market rent for the property if modernised and in good condition (comparable to similar local lettings) at £1,600 pcm, drawing on its own expertise and the landlord's comparable evidence. It then made deductions totalling £120 for specific condition issues at the valuation date (scaled pipework, damaged doors, and health-affecting mould), while disregarding historic repair issues that had since been remedied. This produced a determined market rent of £1,480 pcm, which took effect from the date specified in the landlord's notice as no undue hardship was evidenced.
Read the original decision (PDF, GOV.UK)
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