4 Felonfield Cottages, Marley Lane, Battle, East Sussex, TN33 0RE
Condition: Victorian end-of-terrace former farm cottage with EPC rating E, dated kitchen/bathroom fittings, evidence of penetrating damp, and extensive tenant-funded repairs and improvements over 31 years.
Evidence considered
- Landlord submitted a schedule of 18 comparable properties with agents' particulars, rents ranging £1,200-£1,800 pcm, but of varying types and across a wide geographical radius, so given limited weight and adjusted by the Tribunal's own knowledge and experience
- Tenant submitted two Rent Appeal Statements with comparable evidence and photographs
- Tenant provided a schedule of repairs/improvements carried out by them and a survey report documenting the property's deteriorating condition, used to justify a large downward adjustment
- Tribunal inspection carried out jointly with both parties' representatives
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first valued the property at £1,200 pcm on the basis it would achieve that rent in good condition with refurbished kitchen/bathroom, modern services and landlord-supplied carpets/curtains/white goods, using landlord-submitted comparables adjusted for location and specification differences. It then reduced this by 55% (£660) to reflect the poor condition of the property at the start of the tenancy, tenant-funded improvements and maintenance that must be disregarded, and the absence of white goods/carpets, arriving at a determined rent of £540 pcm effective from the date the landlord's notice would have taken effect.
Read the original decision (PDF, GOV.UK)
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