Begonia Cottage, Hayne Barn, Saltwood, Hythe, Kent, CT21 4EH
Condition: Detached single-storey property with reported extensive internal dampness linked to a bathtub drain issue against an external wall, otherwise with central heating, double glazing and carpets/curtains.
Evidence considered
- Landlord relied on a surveyor's rental valuation (not included in papers) suggesting comparable properties let at £795-£850/month
- Tenant submitted an example of a larger 2-bedroom local property advertised at £800/month (let agreed)
- Tenant provided a damp survey and photographs showing extent of dampness
- Tribunal applied its own knowledge of local rental values rather than relying solely on submitted comparables
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined on the papers, without inspection or hearing, that a property in good, tenantable condition with usual fittings would command £825 per month based on its own knowledge of local rental values and submissions from both parties. It then deducted £100 per month to reflect shortcomings, principally internal dampness affecting the property, arriving at a market rent of £725 per month effective from the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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