78D Christchurch Road, Southend on Sea, Essex, SS2 4JN
Condition: Ground floor Victorian conversion flat in fair overall condition but with a poor, inconvenient layout, a cramped kitchen with no room for a cooker, and evidence of damp near the wc.
Evidence considered
- Tenant cited four comparable flats (modern or recently refurbished) let at £995-£1195 pcm, none with a room providing sole access to the bathroom/wc
- Landlord relied on managing agent advice and Rightmove Best Price Guide values
- Landlord obtained advice from two other agents suggesting £1250-£1500 pcm for two-bedroom flats in the postcode
- Landlord provided redacted tenancy agreements showing rents of £1200-£1400 achieved
- A first floor flat in the same building let at £1300 pcm
- Tribunal applied its own knowledge of local rental values, noting converted flats rent lower than purpose-built and refurbished flats command a premium
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found that similar sized flats in the area would command around £1250 pcm in good condition, but discounted this to reflect the property's inconvenient layout (one bedroom accessed via the bathroom/wc area) and lack of cooking facilities in the kitchen. Weighing the tenant's comparables (modern/refurbished flats at £995-£1195) against the landlord's evidence (agent advice of £1250-£1500 and achieved rents of £1200-£1400, including £1300 for a flat in the same building), the tribunal determined a market rent of £1100 pcm, effective from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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