2 West Lodge, Dell Road, Grays, RM17 5JT
Condition: Ground floor studio flat converted from a garage, requiring redecoration and repairs including blown double glazing, lack of kitchen heating, mould, possible bathroom leak, and security issues identified by council housing standards officer.
Evidence considered
- Tenant cited studio flats advertised at £800, £845 and £772.89 pcm (some inclusive of bills) and a 'bricks and logic' online rent estimate of £671 pcm
- Landlord cited agent advice of £850-£875 pcm for similar studio flats, letting details for a studio at £800/£825 pcm, and a studio at £950 pcm
- Tribunal gave limited weight to landlord's agent valuation as it was based on marketing estimate without viewing the property and assumed a better condition than actual
- Tribunal noted a neighbouring unit (No.1 West Lodge) let at £705 pcm 16 months earlier but was in better condition
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal rejected the full increase sought, finding the property required significant repairs/redecoration identified by the council (damp, mould, blown double glazing, lack of heating, security issues). It discounted landlord comparables as they were marketing estimates for unseen, better-condition properties aimed at privately funded professional tenants, whereas likely demand for this property would come from tenants reliant on financial assistance. Weighing the condition issues, comparables from both parties, and the character of likely tenants, the tribunal determined £750 pcm, below both the proposed £855 pcm and slightly above the existing £705 pcm.
Read the original decision (PDF, GOV.UK)
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