Flat 1, 26 Linden Road, Bexhill-on-Sea, East Sussex, TN40 1DN
Condition: The building and flat were found to be in very poor condition with significant disrepair, an unmodernised kitchen and bathroom, and ineffective heating.
Evidence considered
- Landlord provided five comparable two-bedroom flat lettings in the range £1,100-£1,300 pcm, used to establish market rent in good condition
- Landlord also submitted a third-party rental schedule (JM Valuation Group) valuing a comparable flat at £1,000 pcm
- Tenant provided photographs and handwritten notes evidencing extensive disrepair (damp, mould, cracked window, rusted carpet, faulty fire alarm/electrics/heating)
- Tenant cited one-bedroom flats in Bexhill let at £800-£900 pcm, though in much better condition
- Tribunal's own inspection and expert/general knowledge of local rental values used to set the baseline 'good condition' rent and subsequent deductions
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first assessed the market rent for the property in good tenantable condition at £1,100 pcm, based on the landlord's comparable evidence, the tenant's evidence, and its own expert knowledge of the local market. It then applied substantial deductions totalling £455 pcm to reflect the poor condition found on inspection and reported by the tenant, including general disrepair, an awkward bathroom access route through the kitchen, ineffective heating, tenant-provided white goods, and an unmodernised bathroom and kitchen. This produced a final determined rent of £645 pcm, effective from the date specified in the landlord's section 13 notice.
Read the original decision (PDF, GOV.UK)
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