F37 Meadway Precinct, Reading, Berkshire, RG30 4AB
Condition: Maisonette over a parade of shops with basic, dated kitchen and bathroom, double glazing, night storage heaters (no central heating), and unresolved damp and mould issues.
Evidence considered
- Landlord provided links to two 2-bedroom flats let at £1250-£1300 pcm, in modern low-rise blocks, given low weight as not comparable in size
- Landlord provided links to three 3-bedroom flats let at £1350-£1600 pcm, located outside the RG30 postcode and in modern blocks, given low weight due to differing character/condition/location
- Tenant provided photographic evidence of disrepair (mould, damp, lifting wallpaper) but no rental comparables
- Tribunal relied on its own expert knowledge of local rental values alongside the landlord's comparables
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from an estimated market rent of £1230 pcm for the property modernised and in good order, based on its own expert knowledge and the landlord's comparables (given low weight due to differences in character, condition and location). It then deducted £230 in total for the basic kitchen and bathroom, damp and mould issues, lack of central heating and absence of white goods, arriving at £1000 pcm, which was lower than both the landlord's proposed £1200 and the existing £950 rent uplift request.
Read the original decision (PDF, GOV.UK)
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