St Omer, Main Street, Harome, York, North Yorkshire, YO62 5JF
Condition: Stone and brick end-terraced house, mostly single-glazed, with reported draughty doors/windows and damp/mouldy kitchen cupboards.
Evidence considered
- Neither party submitted comparable rental evidence.
- Tenant proposed £900 pcm without supporting evidence, citing poor window/door repair and kitchen damp/mould.
- Landlord referenced an informal estate agent indication of 'around £1,300-£1,350' but provided no formal comparable evidence.
- Tribunal relied on its own expertise and general knowledge of local rental values to set a starting market rent, then adjusted for specific disrepair items.
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal started from its own assessment of market rent for the property if modernised and in good order (£1,200 pcm), based on its expertise and knowledge of local rental values rather than comparable evidence from either party. It then deducted amounts for lack of double glazing (£120) and poor kitchen units (£60), giving £1,020, which was rounded down to £1,000 pcm. Tenant improvements (fencing/gate) and historic rent concessions were disregarded as irrelevant factors under s.14.
Read the original decision (PDF, GOV.UK)
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