14 Assembly Walk, Carshalton, Sutton, SM5 1JH
Condition: First-floor-plus flat above a Post Office, generally in reasonable order but with minor disrepair to the external stair, draughty windows, lifting carpet and bathroom mould linked to lack of mechanical extraction.
Evidence considered
- Landlord gave an opinion of market rent (£2606 pcm) but provided no comparable evidence.
- Tenant argued for no increase from the previous rent, citing disrepair issues, but provided no comparable evidence or photographs.
- Tribunal relied on its own expert/general knowledge of local rental values in the absence of comparable evidence from either party.
- Prior Tribunal decision concerning the same property (effective 30 May 2024) was referenced for condition context.
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
The Tribunal first assessed a notional market rent for the property modernised and in good order at £1800 pcm, drawing on its own expert knowledge of local rental values since neither party supplied comparable evidence. It then applied a 5% downward adjustment (£90) to reflect disrepair to the external staircase, bathroom mould/condensation from inadequate ventilation, and to disregard tenant-made alterations (a pergola/balcony enclosure not permitted under the tenancy), giving £1710 pcm, rounded to £1700 pcm. The landlord's request to value the property on an HMO/occupancy basis was rejected as the determination must be based on the property itself, not its use or occupancy.
Read the original decision (PDF, GOV.UK)
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