Flat 4 39 Boston Avenue Southend on Sea SS2 6JH
Condition: The flat had significant disrepair at the relevant date including water ingress, rising and penetrative damp, mould, and unusable electrical sockets, though some repairs (replastering, trickle vents, damp proof course) were in progress.
Evidence considered
- No comparable rental evidence was submitted by either party
- Tribunal relied on its own general knowledge of rental values in Southend
- Inspection findings of disrepair (damp, missing render, mould) used to reduce valuation from a hypothetical £860 (good condition) to £400 (actual condition)
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
Neither party submitted comparable rental evidence, so the tribunal relied on its own general market knowledge. It considered the flat would command £860 per month if in good condition, but at the relevant date (1 September 2025) the flat suffered significant disrepair including rising/penetrative damp, water ingress, unusable electrical sockets and mould, rendering parts of it unusable. Reflecting this poor condition, the tribunal determined a reduced open market rent of £400 per month, lower than even the current passing rent.
Read the original decision (PDF, GOV.UK)
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