Flat 1, 24 Linden Road, Bexhill-on-Sea, East Sussex, TN40 1DN
Condition: The building and flat were found to be in very poor condition, with disrepair including damp, mould, unmodernised bathroom and kitchen, no central heating and faulty fire alarm.
Evidence considered
- Landlord provided five comparable two-bedroom flat lettings in the range £1,100-£1,300 pcm, given significant weight in setting the good-condition market rent of £1,100 pcm.
- Landlord also submitted an August 2024 rental valuation schedule (JM Valuation Group) assessing the flat at £1,000 pcm.
- Tenant submitted photographs of disrepair and seven comparable one-bedroom flats let at £695-£850 pcm, used to support the tenant's case on condition and size.
- Tribunal relied on its own inspection and general market knowledge to apply itemised deductions from the good-condition market rent for disrepair, layout, lack of central heating, shared/subdivided garden, and unmodernised kitchen/bathroom.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first assessed the market rent for the property in good condition at £1,100 pcm, based on comparable two-bedroom flat lettings provided by the landlord and its own expert knowledge. It then applied substantial deductions totalling £505 pcm to reflect the very poor condition of the building and flat found on inspection, including general disrepair, an awkward bathroom access route, no central heating, tenant-provided white goods, a subdivided/shared garden, and an unmodernised bathroom and kitchen. This produced a final determined rent of £595 pcm, effective from the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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