Peacock Hill, Newton Ferrers, Plymouth, Devon, PL8 1HS
Condition: Detached bungalow in need of repairs (damp/cold issues and suspended improvement notice for excessive cold and inadequate insulation), with disputed condition of ancillary summerhouse and greenhouse.
Evidence considered
- Landlord provided a letting agent's appraisal suggesting market value up to £1,400 pcm, with £1,300 pcm considered fair.
- Agent's evidence noted 2-bed semi-detached properties locally achieving £1,100 pcm and 3-bed terraced homes with garages achieving £1,250-£1,300 pcm.
- Tenant provided no comparable evidence, only asserting £1,000 pcm was appropriate.
- Tribunal relied on its own expertise and photographs provided by the tenant to assess condition.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal assessed a notional market rent of £1,300 pcm for the property if modernised and in good condition, based on its own knowledge and the landlord's comparable evidence of local lettings. It then deducted £100 for want of repairs/maintenance and the suspended improvement notice relating to excessive cold and inadequate insulation, and £50 to reflect improvements made by the tenants (flooring and carpeting), arriving at a market rent of £1,150 pcm.
Read the original decision (PDF, GOV.UK)
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