Flat 12,7-9 Bright Crescent, Bridlington, East Yorkshire,YO15 2PL
Condition: Basement flat with reported damp/mould, pest (slug) issues, no central heating (electric heaters only), and nearby communal rubbish buildup affecting ventilation.
Evidence considered
- Tenant's six online comparables of studio/one-bed flats in YO15 at £400-500 pcm, found less reliable as significantly smaller/fewer rooms, one including bills in the headline rent
- Landlord's three comparables (Fort Terrace studio let at £650 pcm; two Grosvenor House flats advertised at £650 pcm) treated as indicating current asking/market levels, though one was a studio of unknown size
- Tribunal's own general knowledge of local rental values used to set a baseline of £550 pcm before condition-related deductions
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal classified the property as larger than a studio/bedsit (separate kitchen and bathroom) but noted the combined living/bedroom space, basement location with poor natural light and lack of sea view, and no gas central heating as negative factors. Using its own expertise and the comparables from both parties (tenant's smaller/cheaper studio lettings were discounted as not like-for-like, while landlord's higher asking rents for similar flats in the same building were given more weight), it set a baseline market rent of £550 pcm. It then deducted £25 pcm to reflect damp/mould, rubbish/odour issues, pest problems, and high electric heating costs, producing a final determined rent of £525 pcm, with the increase delayed to the decision date due to tenant hardship.
Read the original decision (PDF, GOV.UK)
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