10 Ivy Crescent, London, W4 5NG
Condition: A five-bedroom Victorian terraced house with partial single glazing, damp/mould in places, worn flooring and several unrepaired defects (detached shower, damaged boiler flue inspection chamber), though largely attributed to a mix of disrepair, design defects and tenant lifestyle.
Evidence considered
- Landlord's comparables: 18 Ivy Crescent (£6,500 pcm) and 63 Ivy Crescent (£5,100 pcm), plus other 5-bed Chiswick properties marketed £5,100-£8,500 pcm, but found superior in specification/condition
- Tenant's comparables: 76 Bollo Lane (£4,494 pcm), Weston Lane (£4,199 pcm), a Bollo Lane property let at £4,500 pcm after being advertised at £5,850 pcm, and a 6-bed Ivy Crescent property advertised at £4,975 pcm
- Tribunal relied on its own inspection, expert knowledge of local rental values, and the comparables to set a baseline 'in good order' rent before condition deductions
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first assessed the property's market rent 'in good order' at £4,800 pcm, drawing on its own expertise and comparables from both parties (landlord's superior nearby five-bed houses achieving £5,100-£8,500 pcm, and tenant's slightly inferior comparables around £4,200-£4,975 pcm). It then deducted £150 for single glazing, flaking paintwork and condensation-related mould, and £25 for interior ceiling staining not attributable to tenant lifestyle, arriving at £4,625 pcm. The tribunal found no undue hardship evidence sufficient to delay the effective date, so the new rent took effect from the date in the landlord's original notice.
Read the original decision (PDF, GOV.UK)
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