111 Galleons Drive, Barking, London, IG11 0FA
Condition: Property has central heating and double glazing but tenant reported intermittent defects with the boiler, bath drainage, cooker/hob, a weak bathroom extractor fan, and mould in the en-suite.
Evidence considered
- Landlord's market appraisal from a letting agent listing eight comparable properties available to let, with four-bedroom houses ranging £2,300-£2,900 pcm
- Four comparable properties where lettings had been agreed, ranging £2,100 (three-bed) to £2,600 (four-bed) pcm
- Tribunal's own knowledge and experience of the rental market in the Barking area
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined the market rent at the landlord's proposed figure of £2,200 pcm, rejecting the landlord's agent's suggestion at hearing that £2,800 would be achievable in the open market. The Tribunal relied on comparable evidence from a market appraisal showing four-bedroom houses to let at £2,300-£2,900 pcm and agreed lettings between £2,100 (three-bed) and £2,600 (four-bed) pcm, alongside its own knowledge of the local market, and took into account some disrepair (boiler, bath drainage, cooker/hob, weak bathroom extractor) raised by the tenant. The tenant's personal/financial hardship circumstances were expressly disregarded as irrelevant to a market rent assessment under s.13.
Read the original decision (PDF, GOV.UK)
Want the evidence, not just the decision?
Around half of the decisions in this database cite a problem with the evidence submitted — comparable tribunal outcomes are usually what decides these cases, for both sides. We're testing a paid evidence pack and a guided walkthrough of the application, built from this database.
Landlord evidence pack — from £15
Nearby tribunal outcomes, a rent level likely to survive a challenge, and an evidence pack in the format the tribunal expects — timed for when you serve a section 13 notice.
Register interest in the landlord packTenant pack — from £19
Whether challenging your rent increase is worth it, plus the comparable decisions to include with your MR1 application to the tribunal.
Register interest in the tenant packNot built yet — register your interest by email and we'll let you know when it's ready. This isn't legal advice; see the law and free advice options.