62 Rosefield Road, Smethwick, B67 6DX
Condition: Mid-terrace house in relatively poor internal condition with damp and mould, a damaged ceiling from a past roof leak, a leaking WC waste pipe, and suspected vermin issues.
Evidence considered
- Landlord provided evidence of three similar terraced properties advertised at £1,150, £1,100 and £1,095 pcm, which the tribunal took into account alongside its own market knowledge.
- Tenants submitted no comparable letting evidence, only an opinion that £700 pcm would be reasonable.
- Tribunal applied deductions from its assessed market rent for the property's poor condition and the tenants' liability for internal decoration.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found an open market rent of around £1,000 pcm for the property in good condition, based on the landlord's comparable evidence of similar terraced lettings at £1,095-£1,150 pcm and its own knowledge of the local market. It then deducted £150 for the property's poor condition (damp, mould, ceiling damage, leaking waste pipe, suspected vermin) and a further 5% (£50) to reflect the tenants' liability for internal decoration, arriving at a determined rent of £800 pcm, effective from the date in the landlord's original notice as no undue hardship was proven.
Read the original decision (PDF, GOV.UK)
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