27 Penshurst Road, Tottenham, London N17 8BT
Condition: Extended 1930s semi-detached house, completely refurbished in 2023, in good condition with gas central heating, double glazing and EPC rating C.
Evidence considered
- No comparable letting evidence was provided by either party for the Tottenham area.
- Landlord cited a letter agent's estimated rental range of £3,300-£3,400 pcm, but no copy was produced so the Tribunal gave it limited weight.
- Tenant proposed £2,600 pcm but gave no reasoning or methodology and no comparable evidence.
- Tribunal relied on its own general knowledge/expertise of rental values in the area, supplemented by photographs and Rightmove.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
In the absence of comparable evidence from either party, the Tribunal relied on its own expert knowledge of rental values in the Tottenham area, together with photographs and general market awareness (including Rightmove), to assess the market rent of the refurbished six-bedroom semi-detached house. It accepted the landlord's proposed figure of £3,250 pcm as representing the open market rent for the modernised property, making no further adjustment for condition, and gave only limited weight to an unverified agent estimate of £3,300-£3,400 pcm. The new rent was backdated to the date specified in the landlord's notice as the tenant failed to show sufficient evidence of undue hardship.
Read the original decision (PDF, GOV.UK)
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