Flat 12 Carmelite Grange 345 Church Road Yardley Birmingham B25 8XR
Condition: Converted convent studio flat with original 1999 kitchen/bathroom fittings and a strong, serious damp smell throughout the open plan area.
Evidence considered
- Tribunal relied on its own expert knowledge and online research rather than evidence from either party
- General market evidence suggested achieved rentals of £400-£585 pcm for house shares or single person accommodation in the area, many including utility bills
- Starting point of £480 pcm adopted, then reduced for serious damp condition, tenant-provided white goods/carpets/curtains, and tenant's decorating liability (5%)
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal started from a market rent of £480 pcm based on its own knowledge of local achieved rentals for single-person accommodation, then deducted £50 for a serious damp issue found on inspection, £15 for white goods/carpets/curtains provided by the tenant, and 5% (£24) for the tenant's decorating liability, arriving at £391 pcm (rounded), which included £40.48 pcm service charges. The landlord made no submissions, while the tenant raised the damp condition and their own provision of furnishings, both of which were reflected in downward adjustments.
Read the original decision (PDF, GOV.UK)
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