Flat 1, Lasham House, Carlisle Road, Southampton, Hampshire, SO16 4RS
Condition: A ground-floor two-bedroom flat found by the tribunal to be in average to dated condition, with disrepair to windows/frames, dated kitchen and bathroom fittings, and other defects.
Evidence considered
- Landlord's representative provided details of a recent letting of a comparable flat (same building, same footprint, first floor) marketed at £1,350 pcm and let at £1,300 pcm from 1 August 2025 - given significant weight as the main comparable.
- Tenant provided no comparable lettings evidence, only photographs of disrepair in two bedrooms.
- Tribunal relied on its own inspection findings and expert/general knowledge of local rental values to set the baseline 'good condition' market rent before adjustments.
- Lease terms reviewed to establish landlord's repairing responsibility for windows/window frames, supporting a disrepair deduction.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal took as its starting point a comparable letting of a near-identical flat in the same building, which had been let at £1,300 pcm, combined with its own expert knowledge, to set a market rent of £1,300 pcm for the property in good condition. It then made deductions totalling £200 pcm to reflect the landlord's partial-only provision of central heating, the tenant's own provision of carpets/curtains and white goods, dated kitchen and bathroom equipment, and general disrepair (including windows/frames, which the lease showed were the landlord's repairing responsibility). This produced a determined rent of £1,100 pcm, effective from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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