Flat 3, 24 Linden Road, Bexhill-on-Sea, East Sussex, TN40 1DN
Condition: The building and flat were found to be in very poor condition, with disrepair, no central heating, an unmodernised kitchen and bathroom, split levels, and no wash-hand basin in the separate WC.
Evidence considered
- Landlord provided three comparable one-bedroom flat lettings ranging from £850-£995 pcm, used to support a proposed rent of £875 pcm
- Landlord also submitted an extract from a third-party rental schedule valuing the flat at £700 pcm
- Tenant provided two comparable lettings (a one-bedroom flat at £750 pcm and a studio at £525 pcm) said to be in much better condition
- Tribunal set a baseline market rent of £900 pcm for the property in good condition based on comparables and its own expert knowledge, then applied itemised deductions totalling £405 for disrepair and lack of modernisation
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal first assessed a notional market rent of £900 pcm for the one-bedroom flat if it were in good condition, drawing on comparable lettings evidence from both parties and its own expert knowledge. It then made itemised deductions totalling £405 pcm to reflect general disrepair to the building and property, the split-level layout with no wash-hand basin in the separate WC, absence of central heating, tenant-provided white goods, and an unmodernised bathroom/WC and kitchen, arriving at a determined rent of £495 pcm. This represented a reduction from the existing rent of £550 pcm, with the Tribunal finding the property was currently over-rented given its condition.
Read the original decision (PDF, GOV.UK)
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