11 College Court, Queen Caroline Street, London, W6 9DY
Condition: The flat had single glazing exposed to an elevated flyover (partially upgraded to secondary glazing later), damaged window frames, a failed kitchen sash window open to the elements, and generally tired decoration below market standard.
Evidence considered
- Landlord-provided comparable: a 3-bed flat in the same building advertised at £807/week (~£3,500pcm) - given little weight as not comparable in size.
- Landlord-provided comparable: a 2-bed flat in the same building advertised at £2,200pcm, found to be practically identical in layout but in better condition - given significant weight.
- Tenant-cited comparable: an unreachable listing for a superior flat in the same building with a balcony, said to have recently let at £2,250pcm - considered but link inaccessible.
- Tribunal also relied on its own general market knowledge as an expert panel, noting asking rents provide limited evidence of value.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent of a 2-bed mansion-block flat at £2,200pcm based on a landlord comparable in the same building (a similar 2-bed flat advertised at that figure, albeit in better condition), with a 5% deduction (£110) for the subject property's poorer physical condition (single glazing exposed to a flyover, damaged window frames, a failed kitchen sash window, and tired decoration) at the date of the proposed increase. This produced a determined rent of £2,090pcm, which happened to equal the previous passing rent, meaning the tenant faced no increase and no issue of undue hardship arose.
Read the original decision (PDF, GOV.UK)
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