40 Charles Pell Road Colchester CO4 3XT
CAM/22UG/MNR/2023/0149 · Colchester · decided 19 Dec 2023
old rules| Rent before the notice | £900 |
|---|---|
| Rent the landlord proposed | £1,400 |
| Rent the tribunal decided | £1,100 +22.2% on the rent before |
| New rent takes effect | 29 Nov 2023 |
| Date of the landlord's notice | 20 Sep 2023 |
| Rules | Old rules (notice dated before 1 May 2026): the tribunal could also set a rent higher than the landlord's figure. |
| Property | house, 3 bedrooms |
Rents per calendar month as the tribunal recorded them (weekly rents × 52 ÷ 12). Read from the PDF automatically.
From the tribunal's valuation
In coming to my decision, I relied on the rental comparables provided by the landlord and my own general knowledge of rents in Colchester. … Those at the higher end of the range also had two bathrooms. The bottom of the range therefore set a ceiling on the value of the subject property. … The tenancy agreement does not allow the tenant to share with others other than her children for which the landlord gave his permission. … I am of the opinion that three bedroom houses are available for between £1100 and £1500 per month within a mile of the subject property. Those at the higher end of the range are usually newly refurbished and some are advertised as student lets, fully furnished. Those at the lower end are available unfurnished. All have fitted kitchens, floor coverings and usually white goods. … I determine that the open market rent of the property as at 29 October 2023 is £1100 per month to reflect the compact size of the house and its condition. The tenant had reported a leaking shower tray, as evidenced by the staining on the kitchen ceiling. The landlord had confirmed by letter that a plumber would be asked to look at the shower however the plumber’s report did not mention the shower tray, only the wc. There would appear to be a leak from the bath since the plaster below is damaged and mouldy.
An extract. To keep people's names out, any sentence that might contain one is left out (marked …). The full reasons are in the original decision.
The original
Past decisions are not a prediction. Each tribunal decides on the evidence in front of it.