87 Dover Avenue, Banbury, Oxon, OX16 0JH
Condition: Semi-detached house on the western outskirts of Banbury with double glazing and a new air-source-heat-pump central heating system, new bath and shower installed by the landlord in 2025 (EPC C); the tenant reported cracking to internal walls, creaky first-floor floorboards, kitchen floor tiles alleged (unproven) to contain asbestos, gaps around external door/window frames, and a blown-down garden fence; the landlord disputed inadequate roof insulation and confirmed a fitted wardrobe in bedroom two.
Evidence considered
- Landlord: two comparable asking rents nearby — £1,400 pcm for a 2-bed house and £1,500 pcm for a 3-bed house
- Tenant provided black-and-white photographs of condition issues, but no evidence the kitchen tiles contained asbestos or that roof insulation was inadequate
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
Taking into account the property's lack of off-street parking, its good-sized footprint (similar to some 3-bed homes) and its recently renewed heating and bathroom, the tribunal valued a typical open-market letting at £1,350 pcm, then deducted £60 total for the landlord not supplying a fridge or washing machine, the tenant's own contribution to some flooring/carpets, and general wants of repair, giving £1,290 pcm.
Read the original decision (PDF, GOV.UK)
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