100A Bravington Road, London W9 3AL
Condition: The room itself was in reasonable order with landlord's furniture and white goods, but common parts (shared yards, kitchen, bathroom) were in poor condition with rubbish and minor disrepair.
Evidence considered
- Landlord provided marketing extracts for 10 other similar double rooms in Maida Hill houses/flats, with rents ranging from £900 to £1200 pcm, mostly inclusive of services such as water, internet, electricity and council tax.
- Tenant submitted photographs showing rubbish and discarded furniture in shared yards and some disrepair in the property and common parts, but no documentary rent comparables.
- Tribunal also relied on its own general knowledge of market rent levels in the City of Westminster.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used its own knowledge of Westminster market rents together with the landlord's comparable listings (£900-£1200 pcm for similar rooms) to find a baseline open-market rent of £900 pcm for the room if in good comparable condition, inclusive of white goods and carpets. It then applied a £100 end allowance to reflect the poor condition of shared common parts (rubbish, minor disrepair) evidenced by the tenant's photographs, arriving at a determined rent of £800 pcm. No adjustment was made to the effective date as the tenant provided no evidence to support a hardship claim.
Read the original decision (PDF, GOV.UK)
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