4 Hingham Road Great Ellingham Norfolk NR17 1HY
Condition: 1950s semi-detached house with rooms in the roof, basic kitchen and shower room, low-quality original construction partly remedied by the tenant, and a very poor (band E) EPC rating.
Evidence considered
- Landlord submitted asking/market rents for about 10 two-bedroom houses in the postcode, ranging from roughly £205 to £250 per week
- Tenant submitted photographs and floor plans showing basic kitchen/shower room and attic-room bedrooms with limited headroom
- Tribunal relied partly on its own general knowledge of market rent levels in the area
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed a market rent of £225 per week from its own knowledge of local rents for a similar fully-fitted house in good order, then deducted £50 per week to reflect the property's basic/low-quality kitchen and shower room, lack of landlord-provided carpets/curtains, and very poor EPC rating (band E), arriving at £175 per week. Tenant's own improvements (replaced walling, doors, garage) were disregarded as required by s.14, being tenant's improvements not to be reflected in the valuation.
Read the original decision (PDF, GOV.UK)
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