21 Bennington Close Croydon CR7 7FG
Condition: Second floor flat in ordinary good order with double glazing and central heating; an outstanding repair to a faulty thermostat was noted.
Evidence considered
- Landlord proposed £196.74 pw (no comparables detailed beyond its own valuation referenced by tenant)
- Tenant referenced an online automated valuation model (AVM) estimate of £1265 pcm, discounted by 80% for social housing to £218.63 pw
- Tenant submitted no direct market comparables
- Tribunal relied substantially on its own general/expert knowledge of local rental values combined with the landlord's evidence
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined the market rent on the papers without an inspection, treating the landlord as responsible for structural and major repairs and the tenant responsible for internal decoration, with carpets, double glazing and central heating provided by the landlord. It could not take into account the social or community nature of the housing provider under sections 13/14 of the Housing Act 1988. Using its own expert knowledge of local rental values together with the landlord's evidence, the tribunal found a modernised market rent of £1250 pcm (£288.46 pw), making no further adjustments; the current rent of £187.73 pw and proposed £196.74 pw were converted to monthly figures (x52/12).
Read the original decision (PDF, GOV.UK)
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