Flat 4, 51A High Street, Maidenhead, SL6 1JT
Condition: Studio flat above commercial premises with centrally heating and double glazing, but accessed via a narrow, rubbish-obstructed alley with poorly maintained, damp common parts.
Evidence considered
- Landlord's comparables: purpose-built town centre studio flats with communal gyms/cinema rooms, asking rents £1100-£1475 pcm, given limited weight as superior accommodation
- Tenant's photographic evidence of poor condition of common parts, rear access alley, and staircase lighting, given weight to justify a lower rent
- Tribunal's own general knowledge of Maidenhead rental values
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined market rent on the papers without inspection, relying on written representations and photographs. The landlord's comparables of purpose-built studio flats with extensive communal facilities (gyms, cinema rooms) were considered superior to the subject flat and not directly comparable. The tenant's evidence highlighted poor condition of common parts (damp, inadequate lighting, obstructed rear access, unnumbered letterboxes), which reduced the value below the landlord's proposed rent. Using the comparables plus general knowledge of Maidenhead rental values, the tribunal set the rent below the landlord's proposal to reflect the location above commercial premises, poor entrance/common parts, and lack of building amenities.
Read the original decision (PDF, GOV.UK)
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