Flat 5 West Court, Southampton, SO19 9PT
Condition: Flat in declining condition with blown/misty windows, mould affecting ceiling and curtains, a potential roof leak, and a kitchen needing repair/replacement.
Evidence considered
- Landlord provided seven local advertised comparables for 1-bed flats ranging £750-£950 pcm, used to establish a starting market rent of £875 pcm for the property in good condition
- Tenant provided photographs of blown windows and mould but no rental comparables and proposed £700 pcm without supporting evidence
- Landlord's own inspection reports (October 2025 and May 2026) documented deterioration in condition, which the Tribunal used to justify a £145 deduction from the comparable-based starting rent
- Tribunal relied on its own expertise and knowledge of local rental values alongside the landlord's comparables
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal used the landlord's seven comparable lettings (£750-£950 pcm) plus its own expertise to set a starting market rent of £875 pcm, representing the property's value if in good condition. It then deducted £145 to reflect condition issues including blown windows, mould, a potential roof leak, and poor kitchen condition, arriving at a determined rent of £730 pcm. A claim of undue hardship by the tenant was rejected due to lack of financial 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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