52 Midsummer Buildings, Bath, Somerset, BA1 6JH
Condition: Ground-floor flat with double glazing, electric storage heating (described by the tenant as old) and electric immersion hot water, laminate flooring in most rooms and carpet in bedroom two, plus a garden with a small shed. Some furniture is included.
Evidence considered
- Tenant: 5 Rightmove comparables ranging £1,300 pcm (not fully renovated) to £1,450 pcm (fully renovated)
- Landlord: 11 comparables from a 'Best Price' report, £1,400–£1,500 pcm, several with parking, gas central heating or communal gardens the subject property lacks
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found many of the landlord's 2-bed comparables were in better condition and had parking and/or gas central heating that the subject flat lacks. Relying on its own expertise and both parties' comparables, it valued the modernised property with gas central heating at £1,450 pcm, then deducted £50 for its relatively poorer condition and £50 for having electric rather than gas heating, giving £1,350 pcm.
Read the original decision (PDF, GOV.UK)
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