406 Hulton Lane, Deane, Bolton BL3 4LJ
Condition: C1900 mid-terrace house with significant rising and penetrating damp, failed DPC, roof and gutter defects, inadequate bathroom ventilation, non-working trickle vents, a non-weathertight front door, worn kitchen flooring and a potentially dangerous leaning stone fence.
Evidence considered
- Tribunal relied on its own professional knowledge of market rents for two-bedroom properties in the BL3 area (approx. £725 for a property in good letting order) rather than specific comparable evidence submitted by either party.
- Deductions were made from that benchmark figure for lack of white goods/curtains (£20 pm) and for disrepair issues identified at inspection (£110 pm).
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal inspected the property and used its own professional knowledge to benchmark the market rent for a two-bedroom property in good order in the BL3 area at approximately £725 pcm. It then deducted £20 pm for the landlord's non-provision of white goods and curtains and £110 pm to reflect significant disrepair (rising and penetrating damp, failed damp-proof course, roof and gutter issues, inadequate bathroom ventilation, non-functioning trickle vents, a non-weathertight front door and worn flooring). This produced a determined market rent of £595 pcm, well below the landlord's proposed £725 pcm.
Read the original decision (PDF, GOV.UK)
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