4 Mannock Road, Wellingborough, NN8 2BL
Condition: End of terrace house in fair-to-poor condition with defective window seals/catches causing draughts and condensation, no working heating in the living room, inoperable kitchen extractor fan, faulty electrical sockets, and a defective shower unit.
Evidence considered
- Tenant submitted four comparables (Oakway, Henshaw Road, 72 Mannock Road, Shelley Road) with asking rents £1,000-£1,350 pcm; tribunal gave most weight to 72 Mannock Road as closest match (same road, age, size, layout, ground-floor bathroom).
- Landlord submitted four comparables (Third Avenue, Oakway, Oakley Drive, Henshaw Road) at £1,250-£1,350 pcm, but tribunal found these larger with first-floor bathrooms and less comparable.
- Tribunal treated shared/poor-condition garage and shed as adding little or no value to the property.
- Tribunal first valued the property at £1,100 pcm if in condition comparable to 72 Mannock Road, then deducted £275 pcm for disrepair and defects.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the most comparable property was 72 Mannock Road (same road, age, type, size and ground-floor bathroom), which would support a market rent of £1,100 pcm if the subject property were in equivalent condition. However, due to multiple defects—failed window seals causing draughts and condensation risk, no working living-room heating, defective kitchen extractor, faulty electrical sockets and a non-functioning shower—the tribunal deducted £275 pcm to reflect the amount needed to attract a tenant at that lower standard, arriving at a determined market rent of £825 pcm, well below the landlord's proposed £1,250 pcm.
Read the original decision (PDF, GOV.UK)
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