Reasons - 105 GREENWOOD ROAD, SHEFFIELD
Condition: End-terraced house with significant disrepair to the kitchen, bathroom and toilet, no floor coverings or curtains, and garage/outhouse in poor repair.
Evidence considered
- Landlord cited two unnamed comparable houses within 1 mile let at asking rents of £700 and £800, but provided no further detail, limiting their weight.
- Tenant cited comparables in Underwood S8 (£620, big garden, floor coverings), Hillsborough (£575, big garden, floor coverings, modern kitchen/bathroom) and S2 (£625, part-furnished semi-detached).
- Tribunal's own inspection findings on disrepair and lack of floor coverings/curtains were used to adjust a baseline 'good order' rent.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed what the property would achieve in good letting order (newly decorated, carpeted, with white goods) at £750 pcm, based on its own inspection and the comparables provided by both parties. It then deducted amounts for disrepair to the kitchen/bathroom/toilet (£110), other disrepair (£20), absence of floor coverings/curtains (£20), and tenant's improvements (£5), arriving at £595 pcm. The landlord's comparables lacked detail and were given little weight, while the tenant's comparables (in better condition with floor coverings) were used as a cross-check.
Read the original decision (PDF, GOV.UK)
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