The Vicarage, Bardon Hill, Bardon Road, Coalville, Leicestershire, LE67 1TD
Condition: A stone and brick detached house with a dated kitchen and bathroom, non-working fireplaces, a small combi boiler, and dilapidated boundary fencing and gate, located next to a working quarry with intrusive road noise.
Evidence considered
- Tenant stated there were no direct comparables for the subject property.
- Tribunal relied on its own expert/general knowledge of rental values in the area rather than specific comparable evidence.
- Landlord submitted no evidence and did not attend the hearing.
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal assessed the open-market rent for the property if modernised and in good condition at £1,850 pcm, based on its own expert knowledge and the tenant's submissions (the landlord made no submissions and did not attend). It then made deductions totalling £500 for a dated kitchen/broken fridge drawers, dated bathroom, only one bathroom where larger properties would expect two or three, tenant-provided curtains and washing machine, a rotten yard gate and boundary fence, non-working fireplaces, an undersized combi boiler, and the property's location next to a working quarry with intrusive traffic noise, arriving at a determined rent of £1,350 pcm. The tribunal also postponed the effective date of the new rent to the date of its decision (rather than backdating to the landlord's notice date) on grounds of undue hardship to the tenant.
Read the original decision (PDF, GOV.UK)
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