18 Sterling Place London W5 4RA
Condition: A first-floor purpose-built flat from the late 1980s in good to fair order, with original tired kitchen and bathroom fittings and some mould patches, heated by electric storage heating rather than gas.
Evidence considered
- Tenant cited similar 2-bedroom flats letting for £1750-£1850 pcm
- Landlord cited comparable 1980s/1990s purpose-built flats on the estate letting for £1950-£2250 pcm
- Tribunal's own general knowledge of market rents in the borough (£1900-£2250 pcm) was given significant weight
- Deduction of £100 pcm applied for electric storage heating versus gas-fired heating
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used its own knowledge of market rents in the area (£1900-£2250 pcm for similar 1980s-built flats) together with comparable evidence from both parties, arriving at a baseline of £2000 pcm for the flat fully fitted and in good order. It then deducted £100 pcm to reflect the less efficient and more expensive electric storage heating compared to gas, resulting in a determined rent of £1900 pcm. The tenant's hardship claim was rejected for lack of supporting detail, so the new rent took effect from the date proposed in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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