Flat 18, Barons Court, 100 Princess Road, Poole, Dorset, BH12 1BP
Condition: First-floor flat with electric storage heating (no full central heating), a dated non-fitted kitchen without white goods, poor-condition carpets, tenant-supplied curtains, and damaged plaster/poor decoration, with garage and access to communal gardens.
Evidence considered
- Landlord submitted four comparables within the same block/attached block, ranging £1,100-£1,200 pcm, given considerable weight
- Tenant submitted comparables of similar flats within a three-mile radius renting £900-£970 pcm, given lesser weight due to distance
- Tribunal applied its own general expert knowledge of local rental values
- Deductions totalling £300 pcm applied for lack of full central heating, dated kitchen without white goods, poor-condition carpets, tenant-provided curtains, and damaged plaster/poor decoration
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open market rent for the flat in good condition at £1,250 pcm, giving significant weight to the landlord's four comparables within the same block (£1,100-£1,200 pcm) over the tenant's more distant comparables. It then deducted £300 pcm for condition and specification shortfalls (lack of full central heating, dated non-fitted kitchen without white goods, poor-condition carpets, tenant-supplied curtains, and damaged plaster/poor decoration), arriving at a determined rent of £950 pcm, unchanged from the passing rent.
Read the original decision (PDF, GOV.UK)
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