159 Rosebery Avenue, Tottenham, London N17 9SG
Condition: Victorian mid-terrace house with dated kitchen/bathroom, reported mould, damp, pest issues and electrical problems disputed between the parties.
Evidence considered
- Landlord provided two comparable recently-let properties suggesting £2,500-£2,550 pcm, but given very limited weight as no supporting details were supplied
- Tenant provided photographic evidence of mould, damp and wall damage, and referenced local authority improvement notices for Category 1 Hazards
- Tribunal relied substantially on its own knowledge of the Tottenham rental market and Rightmove listings
- Tribunal started from a notional market rent of £2,400 pcm for the property in good modernised condition, then deducted £450 for condition issues (dated kitchen/bathroom, general disrepair shown in photos, electrical issues raised by local authority)
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent of the property in good, modernised condition at £2,400 pcm, drawing on its own expertise and the landlord's comparable evidence (which was given limited weight due to lack of detail). It then deducted £450 to reflect the dated kitchen and bathroom, general disrepair evidenced in tenant photographs, and electrical issues raised by the local authority, producing a determined rent of £1,950 pcm. The tribunal found the increase would not cause undue hardship and set the new rent effective from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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