24 Lyndhurst Road, London, E4 9JU
Condition: Overall good condition with double glazing and central heating, but with a derelict garden shed, minor damp in the kitchen, some non-working spotlights, and restricted off-street parking.
Evidence considered
- Landlord submitted detailed written rental evidence/comparables, which was considered by the tribunal
- Tenant's representative attempted to submit a file of evidence at the hearing but it had not been served on the landlord and was excluded
- Tribunal relied on its own expert, general knowledge of rental values in the Walthamstow/South Chingford area to set a starting open market rent of about £2,650 pcm, then deducted £200 for condition/amenity issues
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used its own expert knowledge of local rental values, informed by the landlord's written evidence, to assess an open market rent of about £2,650 pcm for the property in good overall condition. It then deducted £200 to reflect a structurally unsound garden shed, minor kitchen damp, some non-working spotlights, and restricted off-street parking, arriving at a determined rent of £2,450 pcm. The tenant's disrepair allegations were only partly accepted, and the tribunal found tenant-caused damage did not amount to improvements warranting further deduction.
Read the original decision (PDF, GOV.UK)
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