62, Thirlmere Avenue, Burnham, Slough, Berkshire, SL1 6ED
Condition: The ground floor purpose-built flat was in fair order with double glazing, gas heating, and some minor disrepair items (window damage from a break-in, broken bath panel, broken waste plug, and mould under an uninsulated flat roof) but no major defects.
Evidence considered
- Landlord provided a short rental market report (Frost Partnership) suggesting a market rent of £1590 pcm, including council tax
- Landlord submitted some comparable material via Form MR2/1a, but it was described as only 'contrasting'
- Tribunal relied primarily on its own general knowledge of market rents in Slough for similar property types rather than the submitted comparables
- No inspection was carried out; assessment based on written/photographic representations and tribunal's specialist expertise
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal relied on its own knowledge of market rent levels in the Slough area for similar purpose-built flats, rather than placing significant weight on either party's comparable evidence. It determined that, excluding council tax, water and electricity (which a tenant would normally pay separately in the open market), the property would let for £1400 pcm fully fitted and in good order. No deduction was made for disrepair as there were no major defects, and the tenant's hardship claim lacked sufficient supporting detail to affect the effective date.
Read the original decision (PDF, GOV.UK)
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