17b Market Place, Falloden Way, London NW11 6JY
Condition: A dated second-floor flat with no central heating, single-glazed crittal windows, unmodernised kitchen and bathroom, dated electrics, and signs of disrepair including historic water ingress.
Evidence considered
- Neither party submitted comparable evidence of market rents
- Landlord asserted rents for 2/3-bedroom properties in the area were upwards of £675 per week but provided no supporting evidence
- Tribunal relied on its own expert general knowledge of local rental values to set a base market rent, then applied percentage deductions for specific defects
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal assessed a hypothetical market rent of £2,750 pcm for the property in good tenantable condition based on its own expert knowledge, as neither party provided comparable evidence. It then applied cumulative percentage deductions (10% unmodernised kitchen, 5% unmodernised bathroom, 10% dated electrics, 5% no white goods, 10% no central heating, 5% general disrepair) totalling 45%, reducing the rent to £1,512.50, rounded to £1,500 pcm. The tenant's claim of hardship from the increase was rejected due to lack of supporting evidence, so no deferral of the effective date was granted.
Read the original decision (PDF, GOV.UK)
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