12a Cranley Parade, London, SE9 4DZ
Condition: First-floor one-bed flat (416 sq ft) with a separate living room, kitchen and bathroom; the tenant reported rotting carpet in the living room, hallway and bedroom, mouldy/dishevelled lino in the kitchen and bathroom, a gas cooker and single glazing throughout, none of which had been addressed since the tenant moved in.
Evidence considered
- Tenant: 5 Zoopla studio-flat listings, £900–£1,195 pcm, in nearby postcodes (SE23, SE9, BR3, BR1) — including one in the same building at £1,195 pcm; given limited weight as not directly comparable (studios, not one-beds)
- Landlord: 3 Rightmove one-bed flats in SE9, asking £1,250–£1,450 pcm
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal preferred the landlord's one-bedroom comparables over the tenant's studio-flat listings as more directly comparable. It valued the modernised property at £1,300 pcm, then deducted £150 total for the single glazing, poor floor coverings and unfurnished condition, giving £1,150 pcm.
Read the original decision (PDF, GOV.UK)
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