6 Bedford Road SG18 9HJ
Condition: Traditional 1930s semi-detached house, basic internal condition with a dated kitchen and bathroom, damp to a wall and minor disrepair, though tenant had added carpets and some improvements.
Evidence considered
- Tribunal's own general knowledge of market rents for rural villages and small settlements around Biggleswade, used as the starting point (£1100 pcm for the property fully fitted and in good order)
- Tenant-cited comparable: rent of £1250 pcm agreed in July 2023 for the adjoining semi (No.5 Bedford Road), but that property had an extra bedroom, second bathroom, modernised kitchen/bathroom, extra insulation and an air source heat pump, so was given limited weight as directly comparable
- Tenant's photographs showing defects to the WC, utility room/passageway and driveway, and damp to bedroom and living room, used to justify a condition deduction
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The Tribunal used its own knowledge of market rents in the Biggleswade area to set a baseline of £1100 pcm for the property fully fitted and in good order. It then deducted £150 pcm to reflect the property's basic internal condition, including damp, a dated kitchen and bathroom, and minor disrepair, arriving at a determined rent of £950 pcm. A comparable rent for the adjoining semi-detached house was considered but given reduced weight due to its superior specification (extra bedroom, bathroom, insulation and heat pump).
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