89 Lower Road Orpington Kent BR5 4AJ
Condition: Traditional mid-terraced house with double glazing and central heating, but with plumbing/radiator defects, worn carpets, and no white goods, furniture or curtains provided.
Evidence considered
- Tribunal relied on its own general knowledge of market rent levels in Orpington rather than submitted comparables
- Tenant reported specific disrepair (faulty radiator, leaking WC, broken shower pipe, leaking kitchen pipework) which the tribunal factored into a deduction
- Landlord submitted no evidence or representations (Form 1a not received)
- No property inspection was carried out; assessment based on written/photographic representations and tribunal expertise
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal first assessed the open-market rent for the property if fully fitted and in good condition at £1650 pcm, based on its own knowledge of local market levels rather than submitted comparables. It then applied a £100 deduction to reflect minor defects reported by the tenant (plumbing issues, a defective radiator) and the absence of white goods, carpets and curtains, arriving at a determined rent of £1550 pcm. The landlord provided no evidence or representations to counter the tenant's account.
Read the original decision (PDF, GOV.UK)
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