52 Mellow Progress Close Laindon Essex SS15 5XS
Condition: The property was found to be well maintained and in good order, with gas central heating, double glazing and an EPC rating of C.
Evidence considered
- Landlord's comparable properties with asking rents of £1,700-£1,800 per month
- Property Visit/Inspection Report dated 12 May 2025 showing the property well maintained
- Tribunal's own knowledge of rental values in Basildon and surrounding areas
- Tenant's statement that rooms were relatively small compared with other local properties (not given significant weight)
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used its own knowledge of rental values in Basildon and surrounding areas, alongside the landlord's comparables (asking rents £1,700-£1,800) and a property inspection report showing the property well maintained, to assess an open-market rent of £1,550 pcm assuming landlord provision of carpets, curtains and white goods. Since the landlord provided only a cooker/oven and the tenant supplied other white goods, the rent was reduced by £20 pcm. This produced a determined rent of £1,530 pcm, effective from the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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