4 Wotton Cottage, 15 Folville Street, Ashby Folville, Leicestershire, LE14 2TE
Condition: Generally good condition with upgraded kitchen, bathroom and electrics, but with some unexplained plaster cracking and minor boiler, door lock and roof repairs during the tenancy.
Evidence considered
- Tenant submitted seven comparable two-bedroom properties within 1-12 miles, rents ranging £875-£925, with one nearby property at £1200 said to be in prime condition.
- Landlord submitted five Rightmove 'Best Price Guide' listings, including a three-bedroom Ashby Folville property let at £1400 pcm and a two-bedroom property at £1250 pcm, but these were asking prices rather than completed lettings and were given less weight.
- Tribunal found Rightmove guide prices not the best evidence as they were offer prices without proof of completed transactions.
- Landlord's cost statements for boiler, door lock, and roof repairs were considered to show only limited, low-cost remedial works rather than serious defects.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the property generally in good condition, noting unexplained but non-structural plaster cracking and only minor, low-cost repairs (boiler, door lock, roof) during the tenancy. It gave limited weight to the landlord's Rightmove 'Best Price Guide' comparables as these were asking prices without evidence of completed lettings, and weighed the tenant's comparables showing a range of £875-£1200 for similar properties in the rural area. Balancing this evidence, the tribunal determined the open market rent matched the landlord's proposed figure of £1200 pcm.
Read the original decision (PDF, GOV.UK)
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