69 Crankhall Lane Wednesbury WS10 0EG
Condition: Property has multiple unresolved disrepair issues including no working central heating/hot water since 2023, a hole in the hallway ceiling, a defective rear door, a leaking attic causing mould, and a leaking ground floor WC.
Evidence considered
- Tenant cited a range of local rents between £750-£1,500 pcm with little detail
- Tenant identified a similar house on the next road (same postcode) advertised at £800 pcm
- Landlord submitted no comparable evidence or written submissions
- Tribunal relied substantially on its own expert/general knowledge of local rental values
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal assessed the open-market rent for the property if modernised and in good condition at £1,000 pcm, based on its own expert knowledge and limited tenant-provided comparables. It then applied substantial deductions totalling £400 to reflect disrepair, notably the lack of working central heating/hot water since 2023, a hole in the hallway ceiling, a defective rear door, and a leak causing damage to an attic room. This produced a determined market rent of £600 pcm, unchanged from the existing rent, effective from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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