49 Essex Drive, Bury, BL9 9JH
Condition: An older semi-detached house laid out more like an HMO, needing external repairs and internal modernisation, with dated kitchen/bathroom and a sub-optimal ground-floor layout.
Evidence considered
- Neither the tenant nor the landlord submitted comparable rental evidence
- Tribunal relied on its own inspection findings and general market knowledge/expertise
- Landlord cited informal estate agent advice suggesting £1,400-£1,550pcm achievable, but did not provide supporting documentary evidence
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
Neither party provided comparable rental evidence, so the tribunal relied on its own expertise and inspection findings to assess a notional market rent of £1,500pcm for the property if modernised and in good order. It then deducted for unmodernised condition/dated kitchen and bathroom (£100), the tenant providing her own white goods (£50), required external repairs (£150), and a sub-optimal ground-floor layout (£150), arriving at a determined rent of £1,050pcm. The tenant's complaints of damp/mould and claims about fencing/flooring improvements were considered but found not to significantly affect value, and no undue hardship claim was made.
Read the original decision (PDF, GOV.UK)
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