La Morna, 58 London Road, Maldon, CM9 6HG
Condition: A c1920 detached timber-frame bungalow in fair external condition but lacking modernisation, central heating, carpets, curtains and white goods, with mains water/electricity and septic tank drainage.
Evidence considered
- No comparable evidence was submitted by either landlord or tenant.
- Tribunal relied on its own general knowledge of rural rental values within 5 miles of the property to estimate a fully refurbished market rent of £320 per week.
- Landlord's agent referenced the rent register but provided no detailed comparables.
- Tribunal applied a scarcity deduction of approximately 10% reflecting shortage of similar rural commuter-area lettings in Essex and Hertfordshire.
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
This is a Rent Act 1977 fair rent registration appeal, not a section 13/14 assured tenancy market rent case. The rent officer had registered £200 pw; the landlord sought £205 pw. As neither party produced comparable evidence, the tribunal used its own knowledge of rural rental values to assess a fully refurbished market rent of £320 pw, then deducted £100 for lack of modernisation/central heating/carpets/curtains/white goods and a further £4 for septic tank emptying costs, giving an adjusted market rent of £216 pw. A further ~10% deduction was applied for scarcity of similar rural commuter-belt properties in Essex/Hertfordshire, producing an uncapped fair rent of £194 pw, which was below the statutory maximum fair rent cap of £224.50 pw and so was registered as the fair rent (equivalent to approximately £841 pcm).
Read the original decision (PDF, GOV.UK)
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