Bolney Stage Cottage, London Road, Bolney, Haywards Heath, West Sussex, RH17 5RL
Condition: Converted former farm building/bungalow in neglected condition, requiring substantial refurbishment, no gas or central heating, dated electric storage heaters only.
Evidence considered
- Tenant relied on a single undocumented comparable: a two-bedroom mid-terrace cottage in the same village with superior fittings let at £1,200 pcm (January 2024), given limited weight as no details were provided.
- Landlord submitted four comparables from a wide geographical area, which the Tribunal adjusted for specification, location, floor area and house type given this is an individual property.
- Tribunal used its own knowledge and experience to first value the property as if in good condition (£1,550 pcm), then applied a 40% (£620) deduction for disrepair, lack of white goods/carpets, no central heating and poor internal configuration.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal first assessed the rent achievable if the property were in good condition with modern amenities and refurbished kitchen/bathroom at £1,550 pcm, drawing on adjusted landlord comparables and its own expertise. It then applied a 40% (£620) deduction to reflect the property's poor condition, lack of central heating, white goods and carpets, and awkward internal configuration, disregarding any value attributable to tenant improvements. This produced a determined market rent of £930 pcm, effective from 1 July 2024 as no hardship evidence was presented by the tenant.
Read the original decision (PDF, GOV.UK)
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