22 Gainsborough Road, Dagenham, Essex, RM8 2D
Condition: The property has a defective ground floor WC, mould-prone walls, a blocked outside drain, and a dated but functional kitchen and bathroom.
Evidence considered
- Landlord provided comparable rents ranging from £2350 pcm to £2799 pcm for similar properties in the locality, given significant weight.
- Tenant asserted a value of £1750–£1800 pcm if in good condition, or £1500–£1600 pcm in current condition, given some weight but less than landlord's comparables.
- Tribunal relied on its own expert panel knowledge of local rental values to set the baseline modernised rent.
- A 15% deduction (£345) was applied from the baseline figure to reflect disrepair and dated condition.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed a market rent of £2300 pcm for the property if it were modernised and in good condition, based on landlord's comparables (£2350–£2799 pcm) and its own expert knowledge, preferring these over the tenant's lower estimates (£1500–£1800 pcm). It then deducted 15% (£345) from this figure to reflect disrepair and dated features, including a defective WC, mould propensity, a blocked drain, and dated kitchen/bathroom and decor, arriving at a determined rent of £1995 pcm. The new rent took effect from the date in the landlord's notice as the tenant did not seek a later start date for hardship reasons.
Read the original decision (PDF, GOV.UK)
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