Flat 1, 7 Watson Street Burton upon Trent DE14 3AH
Condition: Converted ground floor flat with central heating and double glazing, subject to ongoing issues including leaking guttering and condensation despite various landlord improvements since 2020.
Evidence considered
- Tenant provided two comparable properties (£425 pcm Normanton one-bed flat over 10 miles away; £395 pcm one-bed flat above a shop) - given little weight due to location/type dissimilarity
- Tenant provided local authority guidance showing one-bedroom rents ranging £350-£480 pcm
- Landlord provided invoices for improvements (windows, doors, bathroom, flooring, redecoration) but no directly comparable rental evidence
- Tribunal relied mainly on its own expert knowledge of local rental values (£500-£595 pcm for this property type, higher for purpose-built flats with parking)
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal started from a market rent of £500 pcm based on its own knowledge of local rental values for this type of converted terraced ground floor flat, finding the tenant's two comparables (one 10 miles away, one above a shop) of limited use. It then deducted for outstanding condition issues (leaking guttering and condensation), for white goods provided by the tenant, and for the tenant's decorating liability (5%), arriving at £440 pcm.
Read the original decision (PDF, GOV.UK)
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