16A Riverbank, East Molesey, Surrey, KT8 9BH
Condition: Tired studio flat with dated kitchen and bathroom fittings, flaking paint, damaged tiles and a broken-down heater, not recently modernised.
Evidence considered
- Landlord provided photographs and comparable lettings ranging from £850 to £1,300 per month
- Tenant provided photographs of poor condition and comparables ranging from £850 to £950 per month (for properties in good condition)
- Tribunal relied substantially on its own knowledge and judgement of rental values in the area rather than directly adopting either party's comparables
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal first assessed a notional open-market rent of £1,000 per month for the studio in usual letting condition (including taxes and electricity), based on its own knowledge of local rental values rather than directly adopting either party's comparables. It then deducted £215 per month overall to reflect the tenant's liability for electricity (£65), a dated kitchen/white goods (£75), a dated bathroom (£25), and general tired condition and decoration (£50), arriving at a determined rent of £785 per month effective from the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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