113A Richmond Road, Ilford, Essex, IG1 1JX

LON/00BC/MNR/2024/0339 · Decided 2024-11-20 · flat

Condition: The flat was in very poor condition throughout, with deteriorated decoration, old and stained kitchen/bathroom fittings, worn carpets, possibly rotten flooring, insufficient electrical sockets, and no washing machine, dryer or dishwasher.

Evidence considered

• Landlord presented six comparable properties averaging about £1,600 pcm (marketed asking prices, not actual lets)
• Tenant's representative accepted similar starting figure but argued comparables were in much better condition
• Tribunal's own surveyor member identified comparables of similar size let (not marketed) at between £1,400 and £1,650, with outliers at £1,400 and £1,800
• Parties and tribunal reached broad consensus that £1,600 pcm was the correct marketable-condition starting point

Tenant submitted evidence: yes. Landlord submitted evidence: yes.

Tribunal's reasoning

The tribunal took £1,600 pcm as the agreed starting point for the flat in marketable (good) condition, based on broad consensus between the landlord's and the tribunal's own comparables (lettings and marketed asking prices in the £1,400–£1,800 range). Because the property was found on inspection to be in very poor decorative and functional condition (peeling wallpaper, defective ceilings, worn carpets, rotten-feeling floors, stained and dated kitchen/bathroom, insufficient sockets, no washing machine/dryer/dishwasher), the tribunal applied a global 50% reduction rather than itemised deductions, arriving at £800 pcm. This was then converted to a weekly figure (£800 x 12 / 52) using the same method the landlord had used to convert weekly to monthly, giving £184.61 per week.

Read the original decision (PDF, GOV.UK)