8 Roy's Close, Ludgershall, Andover, Hampshire, SP11 9DD
Condition: Property located above retail premises on the High Street, difficult to heat with electric storage heaters, EPC rating E-42, tenant responsible for internal decorations, no white goods or curtains provided.
Evidence considered
- Neither party submitted comparable lettings evidence
- Tenant provided photographs and an EPC certificate but no rental comparables, instead suggesting a rental value of £550 pcm without supporting evidence
- Tribunal relied on its own expert general knowledge of local rental values to set a baseline figure, then applied itemised deductions for specific defects
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
In the absence of comparable evidence from either party, the Tribunal used its own expert knowledge to assess the market rent for the property in good condition at £800 pcm. It then applied deductions totalling £180 to reflect the poor EPC rating, the location above retail premises on the High Street, lack of central heating (only electric storage heaters), the tenant's responsibility for internal decorations, and the absence of white goods or curtains, arriving at a determined rent of £620 pcm effective from the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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