The Coach House, 146 Middleton Hall Road, Kings Norton, Birmingham, B30 1DN
Condition: Property has maintenance issues including windows that do not close securely, a leak near the boiler, and no cold water supply to the bath/shower.
Evidence considered
- Landlord cited comparables of £950-£1,150 pcm for two-bedroom terraced houses in the area, though the tribunal noted the subject property could not be directly compared to a detached house
- Tenant submitted photographs of interior, exterior and garden showing disrepair, which the tribunal factored into a £25 condition deduction
- Tribunal relied substantially on its own expert knowledge of local rental values
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used its own expert knowledge and landlord-submitted comparables to value the modernised property at £875 pcm, then deducted £25 for disrepair (ill-fitting windows, a leak near the boiler, and lack of cold water to the bath/shower), arriving at £850 pcm. The landlord's own revised position (£850) aligned with this figure, and this was below the £950 originally proposed and above the tenant's suggested £800.
Read the original decision (PDF, GOV.UK)
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