81 Mallard Road, Bournemouth, BH8 9PJ
Condition: Unfurnished terraced house with EPC rating E, single glazing, old electric storage heating, and reported draughts/heat loss, though recent electrical and minor repair works had been carried out.
Evidence considered
- Tenant's comparables (£1,250-£1,325 pcm) were distinguished as being better decorated, with double glazing or better EPC ratings, limiting their comparability.
- Landlord's comparables (£1,450-£1,550 pcm) included bungalows, semi-detached and detached houses, or properties with insufficient detail, so were given limited weight as not directly comparable property types.
- Tribunal relied substantially on its own expertise and general knowledge of local rental values alongside the submitted comparables.
- A £50 pcm deduction was applied for the property's thermal inefficiency (poor EPC, single glazing, higher heating costs).
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent of the property in good condition at £1,400 pcm based on its own knowledge and the comparables provided, then reduced this by £50 to reflect the property's thermal inefficiency (poor EPC rating of E, single glazing, higher heating costs) relative to comparables. This produced a determined rent of £1,350 pcm, which was below the current passing rent, so no undue hardship issue arose.
Read the original decision (PDF, GOV.UK)
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