12 Acanthus Drive, St James Place, Southwark, London, SE1 5HJ
Condition: Second floor flat with central heating and double glazing; tenant had installed laminate flooring and replaced some white goods (washing machine and fridge) themselves, with only the cooker provided by the landlord.
Evidence considered
- Landlord provided two Rightmove search results showing 14 two-bedroom properties within 0.25 miles, ranging from £1,750 to £3,100 pcm, but without comparison commentary, so given limited weight.
- Tenant gave an opinion of market rent (£1,500 pcm) but submitted no supporting rental evidence.
- Tribunal relied substantially on its own expert/general knowledge of local rental values due to absence of completed transaction evidence from either party.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined market rent using its own expert knowledge together with landlord-submitted Rightmove listings (as neither party produced completed transaction evidence). It assessed an open-market starting rent of £1,900 pcm for the property in good comparable condition, then deducted about 2.5% to reflect that the tenant (not the landlord) had provided floor coverings and some white goods, giving £1,850 pcm. The tenant's claim of undue hardship to delay the rent increase start date was rejected for lack of satisfactory evidence, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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