Ground Floor Flat, 344 Two Mile Hill Road, Kingswood, Bristol, BS15 1AJ
Condition: Ground floor flat in reasonable order overall, but with a small bedroom lacking a window or ventilation, affecting its usability.
Evidence considered
- Tribunal relied on its own expert knowledge of rental values in Bristol rather than specific comparable evidence submitted by either party.
- Tenant provided a written statement and interior photographs showing the property in reasonable order.
- No written submissions or evidence were provided by the landlord.
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal determined the market rent using its own expert knowledge of rental values in the Bristol area, as neither party submitted comparable evidence. It adjusted the figure downward from the landlord's proposed rent to reflect the lack of ventilation in the bedroom, but declined to make further reductions for disruption from nearby building works (limited in duration and within normal working hours) or for the landlord's manner of contacting the tenants, as these personal circumstances were not relevant to an open-market rent assessment. No adjustment was made for hardship as none was claimed, so the new rent took effect on the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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