29 Armitage Road Heston Hounslow Middx TW5 9JH
Condition: 1950s semi-detached house in good condition overall, with tenant reporting minor damp and decorative issues not sufficient to affect valuation.
Evidence considered
- Landlord provided details of comparable 1920s, 1930s and 1950s houses in UB2 and TW5 postal areas let/available at £2500-£2600 pcm, given significant weight.
- Tenant provided internal photographs showing minor damp/decorative damage, considered but found insufficient to reduce rent.
- Tribunal applied its own general knowledge of market rent levels in Hounslow.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined market rent based on landlord-submitted comparables of similar 1920s-1950s houses in the UB2/TW5 area let at £2500-£2600 pcm, moderated by its own knowledge of Hounslow rent levels. Minor internal/external defects (damp, decorative issues) raised by the tenant were found insufficient to justify a deduction, as the property is to be valued assuming reasonable decorative condition. The tribunal settled on £2400 pcm as the fully-fitted market rent, and found no sufficient evidence of undue hardship to delay the effective date, which was set as the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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