Flat 3, 26 Linden Road, Bexhill-on-Sea, East Sussex, TN40 1DN
Condition: The building and flat were in very poor condition, with disrepair, mould, no central heating, and an unmodernised kitchen and bathroom.
Evidence considered
- Landlord provided three comparable one-bedroom flat lettings ranging from £850-£995 pcm, used to establish a market rent in good condition of £925 pcm
- A third-party rental schedule (JM Valuation Group) valued a comparable flat in the same building at £700 pcm
- Tenant submitted photographs showing disrepair, which the Tribunal viewed and relied on alongside its own inspection
- Tribunal's own inspection findings of mould, split levels, lack of WC wash basin, and lack of central heating informed deductions from the baseline market rent
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal first assessed a market rent of £925 pcm for the property in good tenantable condition, based on landlord-submitted comparables, a third-party valuation report, and the Tribunal's own expertise and knowledge of local rental values. It then applied substantial deductions totalling £455 pcm to reflect the very poor condition of the building and flat observed at inspection and in tenant photographs, including general disrepair, split-level layout, no wash hand basin in the WC, absence of central heating, tenant-provided white goods/carpets/curtains, and an unmodernised kitchen and bathroom. This resulted in a determined rent of £470 pcm, which was actually a reduction from the existing £550 pcm rent, indicating the property was previously over-rented.
Read the original decision (PDF, GOV.UK)
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