63 Berkshire Court, Bracknell, RG12 1QH
Condition: One-bedroom flat with minor damp/mould from a window leak, a defective double-glazing seal and inadequate bathroom ventilation, otherwise generally in good order.
Evidence considered
- Landlord's records of 5 similar one-bedroom flats in the same block let between Summer 2024 and Winter 2025 at £1075-£1150 pcm, generally let within about two months of being offered.
- Tenant-provided surveyor's report (31 July 2024) with 26 photographs documenting window leak/damp, gap under fire door, lack of bathroom ventilation and a loose heat sensor switch.
- Tribunal's own general knowledge of market rent levels in Bracknell used as the primary benchmark for a fully fitted property in good order.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first assessed that the property, if fully fitted and in good order, would command £1100 pcm based on its own knowledge of the Bracknell market and the landlord's comparable lettings of similar flats in the same block at £1075-£1150 pcm. It then applied a £50 pcm deduction to reflect minor but genuine disrepair raised by the tenant (water leak damage, defective window seal, poor bathroom ventilation), arriving at a determined market rent of £1050 pcm.
Read the original decision (PDF, GOV.UK)
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