4 Twyford Close, Fleet, Hampshire, GU15 1JU
Condition: Modern semi-detached house showing fair wear and tear, with a poorly-draining bath and a rear garden prone to winter flooding.
Evidence considered
- Tenant provided comparables of properties advertised to let at asking rents of £1,350 to £1,465 pcm
- Tribunal relied on its own expert knowledge of local rental values and comparables provided by the landlord
- Landlord provided photographs showing current condition versus condition at start of tenancy and an original inventory
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent for the property if modernised and in good condition, with white goods, flooring and curtains provided, at around £1,500 pcm, drawing on its own expertise and comparable evidence. It then applied a downward adjustment to reflect fair wear and tear, a poorly draining bath, and a garden that floods in winter, but found tenant-installed decking had no material effect on value. This produced a final determination of £1,300 pcm, only £50 above the previous rent, meaning the undue hardship threshold for delaying the effective date was not met.
Read the original decision (PDF, GOV.UK)
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