Flat 5 Highclere House, 40 Northbrook Street, Newbury, RG14 1DT
Condition: Second-floor converted period flat above shops with no central heating or double glazing, and tenant-reported issues with window disrepair, floor staining and lack of lift access.
Evidence considered
- Landlord submitted details of three comparable flats to support the proposed rent
- Tenant provided photographs highlighting disrepair (windows, floor staining) and lack of lift access, but no rental comparables
- Tribunal relied on online marketing particulars, Google Street Images and its own market knowledge rather than a physical inspection
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open-market rent using its own knowledge and expertise of the locality, disregarding the previous passing rent, the tenant's personal circumstances/affordability, and the landlord's cost obligations, as required under s.14 of the 1988 Act. It noted that although the increase from £825 to £1,150 appeared large, the existing rent dated from April 2021 and rents in the area had since risen significantly. The landlord provided comparable evidence of three flats supporting the proposed figure, which the tribunal accepted, determining a market rent of £1,150 pcm effective from 14 September 2025.
Read the original decision (PDF, GOV.UK)
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