a) b) c) d) e) f) g) Damp and mould in multiple rooms Cracks, crumbling plaster and holes in walls and ceilings in multiple rooms Single-glazed sash windows in multiple rooms No central heating apart from two radiators serving two rooms only No heating in bathroom Gas fire unsafe and unusable Lateral crack outside toilet meeting ceiling crack, with ceiling bowing - this appears to have worsened over the past year h) Front door frame has dropped leaving a large gap causing draughts throughout the house i) j) Broken concrete, cracked garden steps, falling fence, missing back gate Two gas meters and two electric meters resulting in double standing charges. 13. The Tenant asserted that nothing had changed since the Tribunal’s last inspection the previous year. The Tribunal accepts this as accurate because it accords with the Tribunal’s own observations on inspection. The Landlord 14. The Landlord asserted that he was just waiting on quotes from contractors and he would have remedied the problems by now but for the Tenant’s obstructiveness and failure to co-operate with access. In support of this assertion, his agents had provided a single exchange of emails from March 2026 in which access was requested and the Tenant replied that she would not be available on 3 the offered dates but invited alternatives and raised a couple of queries about the proposed works and what she could do to accommodate them. 15. The Landlord listed a number of dates when access was supposedly denied which the Tenant sought to refute point by point. Neither party provided any evidence in support of their assertions although, as professionals, the Tribunal would have expected the Landlord and his agents to provide any relevant documents in order to make their point. 16. The Tribunal’s role is not to resolve this dispute although it notes that, with an 83-year-old tenant who has health problems, it is unrealistic to expect her to be any more accommodating and more than harsh to equate her difficulties with being obstructive. The Tribunal has no doubt that the Tenant would prefer that the Property had central heating throughout and was in a fit state to decorate. 17. Rather, the Tribunal’s role is to determine the market rent. The Landlord provided one comparable but the Tribunal did not find it useful, being considerably larger and better appointed. Instead, the Tribunal had to rely on its own knowledge and expertise. LON/00BE/MNR/2026/0005