84 Cedar Road Nottingham NG7 6NS/
Condition: Terraced house with multiple unresolved maintenance issues including damp and mould, a damaged boundary fence, a leaking back door, an unsafe exposed electrical fitting, and a poorly installed bathroom sink.
Evidence considered
- Landlord submitted a Rightmove 'Best Price Guide' showing eight comparable terraced/town houses let at £850-£1,200 per month, used to establish a baseline modernised market rent of £1,000 pcm.
- Tenant submitted photographs of defects (damp/mould, fence, back door, electrical fitting, bathroom sink) which the Tribunal relied on to apply specific deductions totalling £160.
- Tribunal applied a further general condition deduction of £125 relative to the comparables, and relied on its own expert knowledge of local rental values.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal first established a notional market rent of £1,000 pcm for the property if modernised and in good condition, based on landlord-submitted comparable evidence of similar terraced/town houses and its own expert knowledge. It then deducted a total of £285 pcm to reflect the property's poor condition, itemising specific deductions for damp and mould, a damaged boundary fence, a faulty back door, an unsafe electrical fitting, and a poor bathroom sink installation, plus a general condition adjustment relative to the comparables. The resulting figure of £715 pcm was determined as the market rent, which was below the landlord's proposed £775 but above the tenant's contended £675.
Read the original decision (PDF, GOV.UK)
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