7 Oate Hill, Chippenham, Wiltshire, SN15 3LE
Condition: Semi-detached house with some disrepair noted, including blown double-glazed windows and rotting fascia boards.
Evidence considered
- Tribunal relied on its own expert knowledge and general knowledge of rental values in the area rather than specific comparables.
- Landlord did not submit any evidence to the Tribunal.
- Tenants submitted an application with supporting documents citing lower rents paid by other tenants nearby, but the Tribunal found these not to be market evidence as they were limited by other legislation (social housing rents).
- Deductions made from the open-market starting rent for tenant-provided white goods, flooring/curtains, and for condition issues (windows and fascia boards).
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal started from an open-market rent of £1,300 pcm for the property if modernised and in good condition, based on its own expert knowledge of the local market rather than specific comparable evidence, since the landlord's own nearby social housing rents were not valid market evidence. It then deducted £110 pcm in total to reflect the tenant's provision of white goods, flooring and curtains, and the property's condition issues (blown windows, rotting fascia), arriving at a market rent of £1,190 pcm (£274.62 pw, rounded to £275 pw). The rent took effect from the date in the landlord's notice as no undue hardship was claimed or evidenced.
Read the original decision (PDF, GOV.UK)
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