19 Belleville Road, London SW11 6QS
Condition: Victorian mid-terrace house in average/dated condition with single glazed sash windows showing minor rot, dated kitchen and bathroom fittings, worn carpets and some damp.
Evidence considered
- Landlord provided comparable lettings ranging from £4,000 to £5,500 pcm, some refurbished/extended properties
- Landlord provided agent emails/valuation reports from two letting agents quoting £4,000-£4,500 pcm subject to minor cosmetic repairs
- Tenant provided photographs of a comparable letting at £3,750 pcm but with no agent details, given limited weight
- Tribunal relied on its own expert knowledge of local rental values alongside the comparable evidence
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open-market rent for the property if modernised and in good condition at £4,000 pcm, based on comparable evidence from both parties and its own expertise, noting the comparables included refurbished and extended properties. It then deducted £350 to reflect the property's actual condition, specifically damaged single-glazed windows, dated kitchen and bathroom fittings, and worn carpets, arriving at a determined rent of £3,650 pcm. The deduction was a tribunal estimate of the rent reduction needed to attract a tenant given these defects, not a capital cost calculation.
Read the original decision (PDF, GOV.UK)
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