281 Fencepiece Road Chigwell Essex IG7 5DR
Condition: The house was in fair external condition but had significant internal disrepair including leak damage and mould in the kitchen and bedrooms, a failing bath surface, a collapsed shed roof and a fallen fence panel.
Evidence considered
- Landlord's estate agent (Bairstow Eves) valuation suggesting marketing at £2500 pcm with expected achievement of £2300-£2400 pcm
- Landlord referenced two unverified comparables (a semi-detached house on the same road at £2400 and another in Chigwell at £2300) with no supporting details, given limited weight
- Tenant cited a similar-sized neighbouring house (No. 279) let at £1600 pcm, but tribunal found insufficient information to rely on it
- Tenant submitted photographs showing disrepair, damp and mould
- Tribunal's own general knowledge of rental values in the Chigwell area
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal inspected the property and weighed the landlord's agent valuation and local comparables against the tenant's evidence of disrepair (leaking showers causing damage to rooms below, mould, collapsed shed roof, damaged fence). It found the landlord's comparables were modernised and in good condition, unlike the subject property, and gave insufficient weight to a nearby house let at £1600/month due to lack of detail. Applying its own knowledge of local rental values and accounting for the property's busy road location and condition, the tribunal set the market rent at £2070 per month, below the landlord's proposed £2400 but above the previous £1750.
Read the original decision (PDF, GOV.UK)
Want the evidence, not just the decision?
Around half of the decisions in this database cite a problem with the evidence submitted — comparable tribunal outcomes are usually what decides these cases, for both sides. We're testing a paid evidence pack and a guided walkthrough of the application, built from this database.
Landlord evidence pack — from £15
Nearby tribunal outcomes, a rent level likely to survive a challenge, and an evidence pack in the format the tribunal expects — timed for when you serve a section 13 notice.
Register interest in the landlord packTenant pack — from £19
Whether challenging your rent increase is worth it, plus the comparable decisions to include with your MR1 application to the tribunal.
Register interest in the tenant packNot built yet — register your interest by email and we'll let you know when it's ready. This isn't legal advice; see the law and free advice options.