Reasons - 3 Cambridge Crescent, East Dene, Rotherham, S65 2RB
Condition: Property had significant disrepair including mould in multiple rooms, missing handrail and smoke alarms, roof and soffit defects, and failing external rendering.
Evidence considered
- Landlord submitted four letting advertisements (2-3 bed terraced and semi-detached properties, £675-£1100 pcm) but tribunal found none directly comparable due to property type or location differences.
- Tribunal relied on its own knowledge of a directly comparable 3-bed semi-detached property in the same area (South Crescent, East Dene) advertised at £850 pcm.
- Deductions of £50 pcm for absent off-road parking and £105 pcm for disrepair were applied to the comparable figure.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal rejected the landlord's comparables as not directly comparable (terraced or different area) and instead relied on its own knowledge of a directly comparable 3-bed semi-detached property in the same area advertised at £850 pcm. From that figure it deducted £50 pcm for the comparable's off-road parking (absent at the subject property) and £105 pcm for significant disrepair found at inspection (mould, roof/rendering/soffit issues, missing handrail and smoke alarms), giving a determined rent of £695 pcm. No deduction was made for tenant decoration/carpet works as these were treated as maintenance, not improvements.
Read the original decision (PDF, GOV.UK)
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