205 Gooshays Drive, Romford, RM3 8YJ
Condition: Generally poor decorative condition with cracks in walls/ceilings, a leak from the bathroom into the kitchen, and broken fences, though the property has double glazing and central heating.
Evidence considered
- Landlord made a general statement that comparable properties were on the market for £2,000–£2,450 pcm, without specific comparable details.
- Tenant stated the landlord's comparables were larger and of higher specification than the property.
- Tribunal relied on its own expert and general knowledge of local rental values rather than submitted comparables.
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
Neither party produced specific comparable evidence, only general market statements. The Tribunal relied on its own expert knowledge to set a starting market rent of £1,900 pcm for the property if in good general (comparable) condition, then applied a deduction of approximately 5% (£100) for the property's generally poor decorative condition, arriving at £1,900... (see figures below). An undue hardship application by the tenant, supported by payslips, led the Tribunal to delay the effective date of the new rent rather than starting it on the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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