2 Miles Lodge 116 Colegrave Road London E15 1EB
Condition: Purpose-built 1950s flat in fair condition with some damp/mould issues and disrepair in communal areas, only partial white goods provided.
Evidence considered
- Tenant provided details of 1 and 2 bedroom properties in Leyton High Road E15 and Leytonstone E11, let or to let at £1200-£1500 pcm, mostly in LB Waltham Forest.
- Landlord provided an agent's 'Best Price' report showing similar local flats letting at £1500-£1850 pcm in the borough.
- Tribunal noted a recent letting of another one-bedroom flat in the same building (Miles Lodge) at £1500 pcm, given significant weight.
- Tribunal also drew on its own general knowledge of market rent levels in the local borough.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal relied on both parties' comparable evidence of lettings of similar 1/2-bed flats locally (£1200-£1850 pcm range) and a recent letting of another flat in the same building at £1500 pcm, concluding the property would let for £1500 pcm fully fitted and in good order. It then deducted £75 pcm to reflect the absence of full white goods and disrepair in the communal areas, arriving at £1425 pcm. Arguments about a defective notice, retaliatory eviction and undue hardship were considered but rejected or found unsupported.
Read the original decision (PDF, GOV.UK)
Want the evidence, not just the decision?
Around half of the decisions in this database cite a problem with the evidence submitted — comparable tribunal outcomes are usually what decides these cases, for both sides. We're testing a paid evidence pack and a guided walkthrough of the application, built from this database.
Landlord evidence pack — from £15
Nearby tribunal outcomes, a rent level likely to survive a challenge, and an evidence pack in the format the tribunal expects — timed for when you serve a section 13 notice.
Register interest in the landlord packTenant pack — from £19
Whether challenging your rent increase is worth it, plus the comparable decisions to include with your MR1 application to the tribunal.
Register interest in the tenant packNot built yet — register your interest by email and we'll let you know when it's ready. This isn't legal advice; see the law and free advice options.