21 David Road, Dagenham, RM8 1RH
Condition: The property was reported and photographed as being in a very good state of repair, with two bathrooms and a rear extension.
Evidence considered
- Tenant's Zoopla/Open Rent screenshots showed asking rents of £1,600–£1,950 pcm, but were given no weight due to limited detail.
- Landlord's 'Comparable Market Evidence' listed properties ranging £1,800–£2,250 pcm, but the tribunal could not access the underlying links so could not verify it.
- Tribunal relied substantially on its own expert knowledge of local rental values given the limited usable comparable evidence.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found neither party's comparable evidence fully usable (tenant's screenshots lacked detail, landlord's links were inaccessible), so it relied mainly on its own expert knowledge of local rental values alongside the general range indicated by both parties. Taking into account the property's high standard, two bathrooms, rear extension, parking, garden and proximity to good transport links, it determined a market rent of £2,000 pcm, matching the landlord's proposed figure. The tribunal also found no undue hardship justified delaying the start date, as rent was covered by Universal Credit, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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