79A High Street, Battle, East Sussex TN33 0AG
Condition: Unmodernised first-floor flat with dated kitchen, worn floor coverings, non-functioning hallway storage heater, damp/mould and a leak beneath the shower tray yet to be fully resolved.
Evidence considered
- Tenant's comparable: 1-bed flat in adjoining building advertised at £800 pcm, reportedly let at £750 pcm, but with modern kitchen, gas central heating, EPC C vs subject's EPC E - given limited weight due to superior specification
- Landlord's comparable: 1-bed unfurnished flat in adjoining building (Old Bank Apartments) advertised at £825 pcm, EPC C - achieved rent unknown
- Landlord's comparable: 1-bed unfurnished flat with storage heaters/double glazing in modern purpose-built block in Market Square, advertised at £875 pcm, EPC D
- Oral evidence of a 2-bed maisonette in the same building let for £1,100-1,200 pcm, but found to be substantially larger (loft extension) so not directly comparable
- Tribunal relied on its own knowledge and expertise of local rental values to set a modernised benchmark rent before deducting for condition
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first assessed what the property would achieve if modernised and in good order (£825 pcm), based on nearby comparables and its own expertise, noting the property's characterful heritage features and proximity to amenities as positives against its storage heating and lack of parking. It then deducted £150 pcm in total to reflect the unmodernised kitchen and condition (£75), worn floor coverings (£25), and unresolved defects including damp/mould and a shower leak (£50), arriving at a market rent of £675 pcm. Due to undue hardship evidence regarding Universal Credit shortfall, the new rent's effective date was deferred from the notice date of 1 May 2026 to 2 September 2026.
Read the original decision (PDF, GOV.UK)
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