Flat A, White Lodge Court, Pett Level Road, Winchelsea, East Sussex, TN36 4ND
Condition: First floor flat in overall decent condition with recently repaired windows, though tenant raised issues of noise, low water pressure and slug infestation.
Evidence considered
- Neither party provided evidence of actual lettings in the area.
- Tenant cited Hastings-area rental ranges (£745-£835 pcm if recarpeted; £850-£900 pcm with new double glazing/soundproofing), but landlord argued Hastings was not comparable to Winchelsea.
- Tribunal relied on its own expert knowledge of local rental values to set a baseline modernised rent of £1,000 pcm, then deducted for tenant-provided white goods/curtains and environmental issues.
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
With no actual letting evidence from either side, the Tribunal used its own expert knowledge of the local market to estimate a modernised market rent of £1,000 pcm for a comparable property with landlord-provided white goods and curtains. It then deducted £30 pcm because the tenant provided his own washing machine, fridge and curtains, and a further £50 pcm for environmental issues (noise, low water pressure, slug infestation), arriving at a determined rent of £920 pcm.
Read the original decision (PDF, GOV.UK)
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