9 West Street, Ilchester, Yeovil, Somerset, BA22 8NN
Condition: The property was described by the landlord's agent as generally in good condition, though lacking central heating.
Evidence considered
- Landlord's agent submitted four comparable two-bedroom house lettings in the BA22/Yeovil area, ranging from £925 to £1,025 pcm, used as the starting point for valuation.
- Tribunal noted differences from comparables: subject property is a plain terrace (vs semi-detached/end-terrace comparables), lacks central heating, and most comparables had en suite facilities.
- Tribunal applied its own general knowledge of local rental values alongside the agent's evidence.
- Tenants submitted no comparable evidence but listed improvements and repairs they had carried out, which the tribunal factored into deductions from the market rent.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first assessed the market rent for the property in good tenantable condition at £900 pcm, based on the landlord's four comparable lettings (£925-£1,025 pcm) adjusted for the subject property being a plain terrace house lacking en suite facilities, and its own general knowledge of the area. It then deducted a total of £220 pcm for factors including no central heating/poor insulation, tenant liability for internal decorations, and tenant-provided carpets, curtains, bathroom upgrades and white goods, arriving at £680 pcm. Tenant-carried-out improvements were disregarded in line with statutory requirements not to increase rent due to tenant improvements, and the resulting rent, though above the landlord's proposed £600, was ordered to take effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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