7 Ham Corner Harwell Village Didcot Oxfordshire OX11 0FT
Condition: Property had significant construction-related condensation and black mould issues, defective window seals, and ineffective extractor fans causing water leaks.
Evidence considered
- Tenant submitted a surveyor's report (prepared in contemplation of litigation) documenting black mould, defective window seals and faulty extractor fans, with photographs and repair cost estimate of £3,925.20 including VAT.
- Tenant provided details of comparable properties advertised at asking rents ranging from about £576 to £1,095 per month.
- Landlord submitted no representations or comparable evidence.
- Tribunal relied substantially on its own knowledge of local rental values in Didcot/Harwell area to set the base open market rent before adjustments.
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal assessed the open market rent for the property in good, tenantable condition (with landlord responsible for decoration and provision of carpets, curtains and white goods) at £1,400 per month, based on its own knowledge of local rental values, as the landlord provided no evidence and the tenant's comparables were limited. It then deducted £210 per month (£30 for tenant-provided white goods, £40 for tenant-provided carpets/curtains, £40 for tenant's decoration responsibility, and £100 for documented condensation/mould/extractor fan defects evidenced by a surveyor's report) to reach a determined rent of £1,190 per month (£274.46 per week), effective from the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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