193 Manor Grove, Richmond, Surrey, TW9 4QJ
Condition: The property has a dated, worn kitchen, reported damp issues, damaged worktops, a disintegrating wall, and historic mice-related skirting damage.
Evidence considered
- Landlord provided six comparables: three on the same street (Manor Grove) at £2,750-£3,200 pcm reflecting recently achieved lettings, and three others nearby (Lower Mortlake Road, Niton Road, Tersha Street) at £3,500-£4,000 pcm reflecting current asking rents.
- Tribunal gave most weight to the Manor Grove comparables, especially one with similar configuration, as most relevant to the subject property.
- Tenant submitted photographs of disrepair but no rental comparables, instead arguing the landlord's comparables were in better condition than the subject property.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal adopted the landlord's local comparables (particularly a similar three-bedroom terraced house on the same street) to set a starting market rent of £2,750 pcm for the property in good, modernised condition. It then applied deductions of approximately 5% for tenancy terms (tenant responsible for internal decoration/repairs, tenant-provided white goods) and 10% for the property's dated, worn condition (including kitchen and reported damp/disrepair issues), arriving at £2,337.50 pcm. The tenant provided no comparable evidence but argued the property was in worse condition than the landlord's comparables; the tribunal also postponed the effective date to avoid undue hardship to the tenant.
Read the original decision (PDF, GOV.UK)
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