4 Oldridge Road, Chickerell, Dorset, DT3 4FN
Condition: A circa-2015-built detached two-storey property, generally in good condition but showing some wear and tear such as a dated carpet, with tenant-carried-out repairs and garden improvements.
Evidence considered
- Tenant submitted four comparable lettings in DT4 postcode (£875-£1,150 pcm); tribunal gave most weight to the £1,150 pcm Netherton Road comparable but judged it inferior to the subject property
- Landlord relied on a letting agent's valuation of £1,200 pcm but provided no independent market evidence
- Tribunal applied its own general knowledge and expertise of local rental values to set the starting rent
- Adjustments made for wear and tear (-£25 pcm) and tenant's garden improvements (-£15 pcm)
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the property to be a two-bedroom maisonette (not a flat as the tenant described) and placed most weight on a comparable at £1,150 pcm, but using its own expert knowledge of local rental values considered that comparable inferior and set a starting market rent of £1,200 pcm for a modernised property of this type in good condition. It then deducted £25 pcm for general wear and tear (notably a dated carpet) and £15 pcm to reflect garden improvements carried out by the tenant beyond her repairing obligations, arriving at £1,160 pcm. The tribunal found the increase would not cause undue hardship justifying a delayed start date, so the new rent took effect from the date proposed in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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