Flat 40, Coronet House, 11 Queen Anne Road, Maidstone, Kent, ME14 1GD
Condition: Converted office studio flat with a leaking shower cubicle, damaged skirting boards, and reported mould/damp penetration in places.
Evidence considered
- Landlord's Best Price Guide listing other studios in the same building let at £800-£850 pcm (ground, first and second floors)
- Tenant's comparables: a studio in ME15 at £700 pcm (water included) and a studio in ME14 at £725 pcm (furnished, shared garden, bills not included)
- Tribunal's own expert knowledge of local rental values and internet/street view inspection of the building
- Tribunal started from £800 pcm as the market rent for a typical studio in the building, then deducted £50 for the building's angled third-floor construction/limited velux windows, £50 for lack of lift (third-floor walk-up), and £25 for disrepair
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined on the papers that a typical studio in this converted office building would command £800 pcm, based on comparable lettings in the same building and general local knowledge. It then applied downward adjustments of £50 for the subject flat's atypical angled third-floor construction and limited velux windows, £50 for being a third-floor walk-up with no lift, and £25 for disrepair (leaking shower, damaged skirting, damp), reaching £675 pcm. The tenant's claim of financial hardship was not pursued with evidence, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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